Erection of 15 dwellings (including 2 affordable) to include new access road and associated parking (amended description).

The Technical Specialist Planning Officer introduced the application for the erection of 15 dwellings (including 2 affordable) to include new access road and associated parking (amended description) and confirmed that the Committee had undertaken a site visit to assess the impact of the proposed development on neighbouring properties and the surrounding area that morning. It was explained that at the Central Planning Committee meeting held on 15^th February 2018, Members resolved to defer the application (which was for 17 dwellings) for further discussion in relation to a tree survey and an amended site layout if necessary as a result. The Technical Specialist Planning Officer noted that the application had been amended as a result and was now for 15 dwellings with a revised house type for plot number 1 to allow more space around the protected Lime Tree at the entrance of the site.

The Technical Specialist Planning Officer drew Members’ attention to the Schedule of Additional Letters which included representations from neighbouring residents and referred to additional representations from local residents and the Shropshire Playing Fields Association which had been circulated to Members at the start of the meeting.

Mr Peter Day, on behalf of local residents spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15.1), Councillor Alex Phillips 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 his statement, a number of points were raised including the following:

·         In his view the application should be refused or deferred as it contradicted the Council’s own policy that no significant development should be approved within the Greenfields area until the North West Relief Road was built; 

·         The application does not meet the Council’s policy in regards to Public Open Space and should be redesigned to meet these requirements;

·         There was a legal issue in relation to the sale of land; and

·         He had concerns in regards to the safety of pedestrians and cyclists.

Mr Carl Huntley, the 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 the speakers the Area Planning Manager explained that the legality of the sale of the land was not a matter for this Committee and clarified that the application was not classed as significant development and therefore did not warrant a contribution to the North West Relief Road. 

In the ensuing debate, Members raised a number of concerns stating that the application was contrary to policy in relation to public open space; that the local primary school was already at capacity; and the access to the development at the end of Falstaff Street had not been considered properly and should be redesigned to ensure the safety of pedestrians.

Responding to Members concerns, the Technical Specialist Planning Officer explained that due to the site being located adjacent to a recreation ground an increased affordable housing contribution had been requested in lieu of public open space. The Area Planning Manger reported that the Learning & Skills team had provided information regarding school places and he stated that there was no justification for direct school funding from this development. The Area Highways Development Control Manager confirmed that it was not a significant development in its context.  and While there was significant on-street parking in the locality, if this became a significant issue, parking restrictions in the area could be considered although, he would not wish to do that. The proposed development provided 2 off-road parking spaces per dwelling and extra visitor parking and this was considered adequate and would not result in a material impact that would justify an objection in this regard. 

Members considered the submitted plans, noted the comments of all speakers and on the Chairman’s casting vote it was:

RESOLVED:

That planning permission be granted as per the Officer’s recommendation subject to:

·      The conditions set out in Appendix 1;

·      An additional condition to require the submission of details of the design and construction of the access to the development at the end of Falstaff Street to include surfacing materials, road markings and speed control measures; and

·      A S106 to secure 2 affordable houses.