Approval of reserved matters (access, appearance, landscaping, layout and scale) pursuant to 16/00476/OUT for mixed residential development of 40 dwellings to include affordable houses; formation of vehicular access (from Lesley Owen Way) and estate roads.

The Technical Specialist Planning Officer introduced the reserved matters application (access, appearance, landscaping, layout and scale) pursuant to the Outline Planning Permission 16/00476/OUT for mixed residential development of 40 dwellings to include affordable houses; formation of vehicular access (from Lesley Owen Way) and estate roads 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.

The Technical Specialist Planning Officer drew Members’ attention to the Schedule of Additional Letters which included representations from the Heathgates Allotments Association and the Case Officer and noted that an additional representation from Shrewsbury and Newport Canal Trust had been received this morning in regard to the proposed footpath across the site and a request for this to be either re-routed or a footbridge over the canal installed.

The Technical Specialist Planning Officer explained that if Members were minded to approve the application she advised an amendment to Condition 4 as outlined on the Schedule of Additional Letters; an additional condition in relation to the maintenance of the open space; and an amendment to Condition 2 in relation to the Construction Method Statement.

Mr Stuart Holt, local resident spoke in objection to 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 Kevin Pardy addressed the Committee as the local ward Councillor, made a statement and then left the room, 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:

·         He stated that more affordable homes were needed but considered the site was not appropriate for 40 dwellings;

·         The doctor’s surgeries and schools in the area were already oversubscribed; and

·         There had been no information from Highways regarding traffic calming measures as noted in the outline application.

Ms Heather Sutton, Agent on behalf of the applicant, spoke in favour of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

In the ensuing debate, Members welcomed the smaller house types proposed but raised a number of concerns including the adverse impact on the highway network; the impact on already oversubscribed schools; and considered that the proposal constituted overdevelopment of the site.

In response to concerns raised by Members, the Area Planning Manager explained that Learning and Skills had been consulted in relation to funding for school places and stated that the outline application site layout showing 29 dwellings was for indicative purposes only. The Area Highways Development Control Manager addressed the concerns raised in regard to the impact on the highway network and explained a refusal on highways grounds was not sustainable and stated that a speed table on the entrance of Lesley Owen Way to influence speeds on entering the development could be conditioned if Members considered this to be necessary.

Having considered the submitted plans for the proposal and noted the comments of all the speakers the majority of Members expressed their support for the Officer’s recommendation, subject to the amendments to Conditions 2 & 4 as outlined by the Technical Specialist Planning Officer and the additional conditions in relation to the maintenance of the open space and the inclusion of a speed table at the entrance to Lesley Owen Way.

RESOLVED:

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

•   The Conditions as set out in Appendix 1;

•   The following additional condition in relation to the maintenance of the open space:

Prior to the first occupation of any part of the development a management plan that sets out the future management responsibilities for the open space, to include details of the financial and legal means through which the management plan will be implemented, shall be submitted to and approved in writing by the Local Planning Authority.  The management plan shall be carried out as approved for the lifetime of the development or in accordance with an alternative management plan to be submitted to and approved in writing by the LPA.

Reason: To ensure the adequate future management and maintenance of the open space;

•   The following additional condition to request the inclusion of a speed table at the entrance to Lesley Owen Way:

Prior to the commencement of any above ground works details of a speed table at the entrance to the site shall be submitted to and approved in writing by the Local Planning Authority. The agreed details shall be fully implemented before any of the buildings are first occupied.

Reason: To ensure a satisfactory access to the site;

•   An amendment to Condition 4 as detailed in the Schedule of Additional Letters; and

•   An amendment to Condition 2 to refer to the Construction Method Statement submitted to ‘include but not be restricted to details for’ instead of ‘shall provide for’:

No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include but not be restricted to details for:

-the parking of vehicles of site operatives and visitors;

-loading and unloading of plant and materials;

-storage of plant and materials used in constructing the development;

-the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

-wheel washing facilities;

-measures to control the emission of dust and dirt during construction;

-a scheme for recycling/disposing of waste resulting from demolition and construction works;

-a construction traffic management (& HGV routing plan) and community communication protocol.

Reason: To avoid congestion in the surrounding area and to protect the amenities of the area.