Hybrid planning application for a residential development of up to 600 dwellings, access, footpath/cycleways, public open space, landscaping and associated drainage and development infrastructure: comprising FULL application for 353 dwellings, access from Preston Street, access from London Road and spine road, footpaths/cycleways, public open space, landscaping, demolition of existing buildings and associated infrastructure; and OUTLINE submission for (up to) 247 dwellings, footpath/cycleways, public open space, landscaping and associated development infrastructure (amended description).

Councillor Ted Clarke as local ward Councillor vacated the Chair.  Councillor Nat Green as Vice-Chairman presided as Chairman for this item.

Councillor Tony Parsons as local ward Councillor left the table during consideration of this item, took no part in the debate and did not vote on this item.

The Planning Associate introduced the hybrid planning application for a residential development of up to 600 dwellings, access, footpath/cycleway, public open space, landscaping and associated drainage and development infrastructure: comprising Full application for 353 dwellings, access from Preston Street, access from London Road and spine road, footpaths/cycleway, public open space, landscaping, demolition of existing buildings and associated infrastructure; and Outline submission for (up to) 247 dwellings, footpath/cycleway, public open space, landscaping and associated development infrastructure (amended description) and confirmed that the Committee had undertaken a site visit that morning to assess the impact of the proposed development on neighbouring properties and the surrounding area.

The Planning Associate drew Members’ attention to the Schedule of Additional Letters which included representations from local residents, Shrewsbury Civic Society, the owners of Robertson Farm and the agent acting for the applicant. It was added that further representations had been received that morning from Shrewsbury Town Council, the Scouts and the Weir Hill Development Community Group. (copies attached to the signed minutes.)

Mr Stuart Spiers, on behalf of the Weir Hill Development Community Group spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Mr Mike Carter, on behalf of the Shrewsbury Civic Society spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

In accordance with Council Procedure Rules (Part 4, Paragraph 6.2), Councillor Hannah Fraser, addressed the Committee as the adjoining local ward Councillor, made a statement and then left the table, took no part in the debate and did not vote on this item. During her statement, a number of points were raised including the following:   

·         The length of time that existing residents of would have to endure construction traffic on Preston Street was too long;

·         The development did not include provision for economic activity or social infrastructure and was therefore unsustainable;

·         Phase one should include access to the college grounds;

·         There was no enough parking for the Riverside park; and

·         The proposed amendments to the Belvidere Road Bridge caused more problems than they solved.

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15.1), Councillor Jane Mackenzie addressed the Committee as the local ward Councillor, made a statement and then left the table, took no part in the debate and did not vote on this item. During her statement, a number of points were raised including the following:

·         The development does not reflect the beautiful environment or the heritage of the Town;

·         The top end of Preston Street had a quiet lane feel and was unsuitable for construction traffic;

·         The transport assessment was insufficient and the proposed widening of Preston Street would not help;

·         The development needs to be integrated with the existing community and facilities and at the very least should have pedestrian/cycle access to enable residents to access facilities on London Road; and

·         The Riverside Park should also be accessible to the wider public.

Mr Jason Tait, agent for the applicant spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

In response to Members, the Area HDC Manager (North) confirmed that the transport assessment was considered robust and demonstrated that phase one of the development could be delivered off the Preston Street access and the Column roundabout had sufficient capacity to cope with traffic from the new development.

The Planning Associate stated that Paragraph 6.5.11 should read ‘These works must be carried out following the occupation of 250 dwellings and the removal of construction traffic’ not completion as stated in the report. In response to questions he explained that the S106 would address the contribution for improvement works to the Belvidere Road Bridge and clarified that there was provision for bus route if an operator wished to run one.

In the ensuing debate, Members raised concern in relation to the impact of the development on residents in Preston Street, in particular the impact of construction traffic and questioned the trigger point for when the London Road access should be provided. Concern was also noted in regard to the timing of the development of the Riverside Park, with Members suggesting that it would be ecologically beneficial for the whole park to be delivered upfront and not phased as proposed; the lack of community facilities within the proposed development; and the fact that Phase one did not include any access from the site to existing development and facilities in the wider area.

Having considered the submitted plans for the proposal and noted the comments of all the speakers, Members unanimously expressed the view that the application should be deferred to allow the opportunity for the issues raised in relation to the London Road access trigger point, the timing of the development of the Riverside Park and the access to existing development and facilities to be addressed.

RESOLVED:

That consideration of the application be deferred to a future meeting of this Committee to allow the opportunity for the following issues to be addressed:

·      The trigger point for the requirement of the London Road access;

·      The timing of the development of the Riverside Park; and

·      Further detail in relation to footpath and cycleway connectivity from the site to existing development and facilities in the wider area.