Outline application (including access with mini island off Longden Road) for a residential development of up to a maximum of 175 dwellings; amenity space and associated works (amended description).

With reference to Minute No. 118, the Planning Officer introduced the application and explained that this application had been deferred at the 9 January 2014 meeting for further negotiations in respect of the number of dwellings, the provision of recreation and leisure facilities and highway improvement works.  Subsequently, the agent had confirmed that the scheme would now deliver up to a maximum of 175 dwellings.  The location and amount of open space would be considered at the Reserved Matters stage, and Shrewsbury Town Council had expressed an interest in developing the play and open space facilities subject to further negotiations with themselves and the developer. 

With reference to the drawings displayed, the Planning Officer drew Members’ attention to the Highway improvement works.  These works included the installation of a mini island in place of a T-junction along with the installation of a traffic signal controlled crossroads with push-button controlled pedestrian/cycle Toucan crossings at the Longden Road/Roman Road island.  The results of the Transport Assessment by Mouchel had shown that the traffic signal junction would operate more efficiently than the current roundabout and was considered to be the best option when balancing out the needs of all road users, particularly students walking and cycling to the adjacent schools.  This scheme would contribute approximately £525k towards the local highway network along this corridor.  However, he explained that this was a Shropshire Council responsibility which would be required irrespective of this development.  Local residents and Members had expressed concerns relating to the timing of the traffic surveys, particularly as it had been carried out in July 2013 at a time when all Year 6 students had left.  Accordingly, the developer had conducted a new survey in February 2014 and had compared the data collected in recent surveys carried out by Shropshire Council, which had shown that the new survey had been in-line with the original.  Further consideration had been given to the potential for increased traffic movements along Stanley Lane and Meole Village.  However, the local Highway Authority had maintained the opinion that there would be no noticeable increase in vehicular movements for the following reasons:

·         A traffic calming scheme and 20 mph zone, including speed cushions, had been installed during the summer holidays outside Meole Brace School on Stanley Lane;

·         The existing constraints at Upper Road/Roman Road at peak times made this route unattractive as a ‘rat-run’.  Longden Road, whilst experiencing peak time delays, offered reliable journey times and, even if traffic signals were installed on the Upper Road junction only, the reliability of turning movements on to Roman Road would be improved.  Therefore, Longden Road would be the desired route; and

·         While it was accepted that some traffic would travel along Mousecroft Lane to access the A5 it was not considered to be as attractive due to the narrow rural nature of the lane.  However, in acknowledgement of concerns raised, it was proposed to introduce a 30 mph speed limit or a ‘Quiet Lane’ scheme.

In response to the concerns expressed from the Meole Brace and Priory schools regarding blue light emergency responses from the ambulance hub, the Planning Officer explained that the introduction of 175 houses would have no impact on vehicle speeds nor should it impact on student safety.  It was acknowledged that it would not be desirable for blue light response vehicles to be travelling past the school at peak times but the drivers were fully trained professionals.  A meeting with the schools to discuss and explore the potential to deliver a school zone had been agreed.

In conclusion, the Planning Officer explained that a request to travel down Nobold Lane during the site visit had not been possible.

Members noted the additional information as set out in the Schedule of Additional Letters circulated prior to the meeting.

Mrs G Kelsey, on behalf of many local residents and organisations, spoke against the proposal in accordance with the Council's scheme for public speaking at Planning Committees, during which the following points were raised:

·         She expressed concern that the mini-roundabout would not address the issue of the high volume of traffic already using what was already a busy road; traffic assessment data had not been shared; and the hazard of ambulances responding to emergencies had been justified by virtue of the drivers being fully trained professionals; 

·         There were other Brownfield sites available;

·         175 dwellings would generate over 300 vehicle movements;

·         Due to the height of the water table the site had been flooded and waterlogged for months and this occurred every year; and

·         She urged refusal until improvements had been made to the highway infrastructure.

Councillor M Owen, local Ward Councillor, spoke against the proposal in accordance with the Council's scheme for public speaking at Planning Committees, during which the following points were raised:

·         The planning reforms were putting pressure on councils to disregard democracy, and Councillors were being forced to approve planning applications that they would have previously refused;

·         The Planning Authority should look to use Brownfield sites rather than Greenfield sites;

·         No mentioned had been made with regard to Nobold Lane;

·         The alterations to the cemetery island would not be sufficient to cope with the current volume of traffic let alone an increase in traffic that this proposed development would generate; and

·         The report did not fully address the many issues raised and congestion and grid lock was already there.

Councillor R Evans, Ward Councillor for the adjoining Longden Ward, spoke against the proposal in accordance with the Council's scheme for public speaking at Planning Committees, during which the following points were raised:

·      He drew attention to the concerns of the Parish Council and reiterated his own concerns with regard to highway safety;

·      He considered that the proposals would do little to address highway concerns.  There had been no mention of Nobold Lane which was narrow and he considered that the use of this lane would increase; and

·      Other applications for 80-100 homes were in the offing for this area

            Mr I Trew, the agent, spoke for the proposal in accordance with the Council's scheme for public speaking at Planning Committees, during which the following points were raised:

·         The concerns expressed my Members at a previous meeting had now been reviewed and addressed;

·         The Planning Officer was recommending approval;

·         A planning balance should be taken weighing any benefits against any hard; and

·         Highway Officers and Consultees had raised no objections.

In response to comments, the Senior Specialist – Planning Policy explained that this was one of Shropshire Council’s approved sites and was now at the next stage off the SAMDev process; Brownfield sites were being prioritised but Greenfield sites were also required to help deliver the number of homes; and Shropshire Council had never put forward a proposal for the adjoining land nor a direct link to the by-pass.

In response to comments, the Planning Officer explained that the amount and location of open space provision would be determined at a later date when the exact housing numbers were known.  In the absence of the Area Highways Development Control Manager (Central), who had submitted his apologies and was unable to attend the meeting because of prior commitments, the Planning Officer further explained that ‘quiet lanes’ were rural roads or networks of minor rural roads appropriate for shared use by a range of users, including walkers, cyclists, horse riders and other vehicles, and, where necessary, appropriate signage should be erected and traffic calming measures suitable for the size and character of the road installed. 

In the ensuing debate, Members noted the comments of all speakers and continued to express their own concerns relating to highway safety, particularly with regard to the close proximity of the two schools to the site.  They acknowledged that the site had been included in the final draft of the SAMDev process; and appropriate drainage conditions would be determined at the reserved matters stage  A Member requested that consideration be given to the provision of a footpath/cycleway along Longden Road.

RESOLVED:

That, subject to a Section 106 Legal Agreement to secure the developer contributions as set out in the Shropshire Council Policy response detailed in the report and to the conditions as set out in Appendix 2 to the report, the Area Planning Manager be given delegated authority to grant planning permission in accordance with the Officer’s recommendation.