Outline application for a mixed use development comprising: up to 500 dwellings,
including affordable housing; up to 8 ha of employment land (to include a new
hotel, residential care home, car show rooms and other employment land); land for
a new primary school; a new local centre; public open spaces, new accesses and
roads, and associated infrastructure.
Minutes:
The outline application for a mixed use development for up
to 500 dwellings, up to 8ha employment land, land for a new primary school, a
new local centre, public open spaces, new accesses and road and associated
infrastructure was presented by the Senior Planning Officer. The two duplicate
applications were necessary due to the cross boundary location of the
application site on the former Weymouth & Portland Borough Council and West
Dorset District Council areas.
The application had been the subject of a site visit on the
morning of the meeting.
The Development Manager outlined the revised recommendation
and conditions provided in the update sheet circulated to members and included
in the presentation. She explained that
these were largely related to clarifications and typographical alterations and
that full details would be submitted as reserved matters.
The Chairman read aloud a letter by Dr Guy Dickenson, from
the West Dorset Campaign to Protect Rural England (CPRE), who was unable to
attend the meeting. The letter referred
to development in the AONB, the National Planning Policy Framework, viability,
the need for the various commercial uses, lack of correlation between the
number of homes and people on the housing register and environmentally friendly
buildings.
Oral representation was received from Cllr Graham Brant, on
behalf of Bincombe Parish Council, who highlighted concerns in relation to the
sufficiency of landscaping around the site boundaries, the impact of increased
numbers of vehicles on the A354 and the use of Bincombe Lane and the hamlet as
a rat run.
Oral representation was received from Cllr Roland Tarr,
Dorset Councillor - Winterborne and Broadmayne Ward, who drew attention to the
world famous archaeology and tumuli on the site which was an important element
of tourism, contravention of the NPPF and infringement of the development on
the coastal path.
Mr Richard Boother, the Agent, addressed the Committee in
support of the application.
In response to speaker comments, the Senior Planning Officer
advised that landscaping along a small element of the application was less than
the desired depth, however, there had been no objection by the AONB team and
there were no buildings situated in the more elevated part of the site. Advanced planting had been included in the
conditions and reflected the importance of phasing of the development.
The Development Manager highlighted paragraph 172 of the
NPPF, which although strong in offering protection and limiting development,
did not mean that there could be no development on the AONB. The impacts on the environment and landscape,
local economy and the need for housing had been carefully considered through
the Local Plan process, and the AONB carefully considered in bringing this
application forward. An outline planning application was part of the normal
planning process and it was not expected to have the full detail at this stage,
as this would be considered under reserved matters and fully publicised and
consulted upon.
Members asked how the impact of additional traffic from 500
homes would be mitigated, in particular with regard to:-
·
the use of Bincombe Road to circumvent traffic
along the A354
·
a reduction in speed limit along Littlemoor Road
·
a 20mph speed limit within the estate.
·
the impact of this proposal on congestion at the
existing shopping centre junction
Members were advised that traffic calming measures could be
introduced in order to reduce the tendency for people to use Bincombe
Road. Any proposal to reduce the speed limit
along Littlemoor Road would require a separate consultation and have the
additional proven benefit of increasing capacity. This could be instigated by
Dorset Council in conjunction with the developer. The details of the junctions
were reserved matters and subject to further investigation.
Members asked about the viability of the different elements
of the scheme, and the impact of the development on tourism.
The Development Manager advised that, apart from the car
show room which was a specific use (sui generis), the other employment uses
were within broad use classes and could be changed without the need for a
further application. The hotel had already been subject to a viability study to
serve the development and the wider area and it was not considered that the
development would result in a significant impact on tourism income elsewhere in
the area.
Further comments were made about the need for homes and
numbers of people on the housing register.
The Housing Enabling Officer advised that there would be 175 units of
affordable housing through shared ownership or rented accommodation. There were 734 people on the Weymouth &
Portland housing register with 154 having a connection with the Littlemoor
area. He accepted comments made on
behalf of the CPRE of the need for smaller homes and that this was a
sustainable development with an expectation of 1, 2 and 3 bed homes.
Cllr Louie O'Leary, speaking as the Ward Member for
Littlemoor and Preston, asked why a greater portion of the Section 106
Agreement contribution had not been allocated to be spent in Littlemoor where
residents were directly affected by the development.
The Committee was advised that the planning obligations
package had evolved over the past 2-3 years and were deemed to be appropriate projects
that related to the development. Contributions directly affecting Littlemoor
included the improvement of the existing medical facilities, a new school,
library facilities, a children's play area, as well as an allocation for the
Lorton Nature Reserve adjoining the area.
Any residual money would be used to improve sports provision next to the
Littlemoor community hall, which had been identified through previous
discussions with ward members.
Contributions to Weymouth Swimming Pool and Redlands Sport Centre would
also benefit Littlemoor residents.
Members asked whether the land had been assessed for
flooding due to the topography of the site and were advised that this detail
would come forward at reserve matters stage, although it had also been considered
as part of the outline application.
Cllr Nick Ireland suggested some additional conditions in
relation to a bridleway, priority to cyclists and pedestrians, electric vehicle
charging points, a bus service and a 20mph speed limit within the estate.
The Development Manager advised that the suggested
conditions were largely details to be negotiated as part of reserved matters
and that the detail and wording of any new conditions must be carefully
considered. However, there was no
current policy in the Local Plan to support the inclusion of a condition
relating to electric charging points for vehicles.
Members were mindful that an updated Local Plan would not be
finalised until 2023 and considered paragraph 110 of the NPPF in relation to
charging of low emission vehicles. The
Committee adjourned for a short period to consider the wording of the
condition.
WP/16/00253/OUT
Proposed by Cllr Simon Christopher, seconded by Cllr David
Gray.
Decision:
A. That delegated authority be given to the
Head of Planning to grant outline planning permission subject to the completion of a legal
agreement under section 106 of the Town and Country Planning Act 1990 (as
amended) in a form to be agreed by the Head of Planning to secure the following (index linked if financial contributions):
·
Phasing and triggers for contributions;
·
35% Affordable Housing;
·
Highway Matters including footpath links and pedestrian links
across Littlemoor Road (A353);
·
Structural landscaping and Landscape Environmental Management Plan
(LEMP)
·
Comprehensive drainage strategy for all phases
·
Financial Contributions towards healthcare provision of £40,000
·
Provision of an on-site Local Centre;
·
Provision of 8ha of serviced employment land;
·
Allocation of land within the site for provision of an Hotel, Care
Home and Car showrooms to ensure employment provision;
·
Provision of on-site school site and Education Contribution of
£6169 per eligible unit;
·
Contributions towards existing and proposed community facilities
including community hall of £309,950
·
Contribution
to Redland Sports
Centre towards re-surfacing Hockey Pitch of £112,069
·
Contribution to Weymouth Swimming Pool of £127,095
·
Contribution to Library facilities of £64,860
·
On site provision of Children’s Play and Open Space Facilities and
financial contribution of £478,162
·
Lorton
Nature Reserve contribution of £95,760
And subject to the
conditions set out in the appendix to these minutes, including amended conditions
included in the Update Sheet and an additional condition relating to charging
points for electric vehicles.
AND
B. REFUSE PERMISSION FOR THE REASONS SET OUT
BELOW IF THE SECTION 106 AGREEMENT IS NOT COMPLETED WITHIN 6 MONTHS OF THE DATE
OF THE COMMITTEE RESOLUTION OR SUCH EXTENDED TIME AS AGREED BY THE HEAD OF
PLANNING
1. Policy HOUS1
of the adopted West Dorset, Weymouth and Portland Local Plan 2015 requires a
minimum on-site provision of 35% of the units as affordable housing. In the
absence of a planning obligation to secure these affordable units the scheme
would fail to meet the substantial unmet need for affordable housing in the
district and the proposal would therefore be contrary to Policy HOUS1 of the
Local Plan.
2. Policy COM1 of the of the adopted West
Dorset, Weymouth and Portland Local Plan2015 sets out that where new
development will generate the need for new or improved community infrastructure
and this need is not being met through the Community Infrastructure Levy,
suitable provision should be made on site. Policy LITT1 of the Local Plan sets
out the expected infrastructure provision commensurate with this proposal for
an urban extension to Littlemoor. This is amplified in the Council’s Adopted
Supplementary Planning Document ‘Planning Obligations Guidelines – 2010’. In
the absence of a planning obligation to secure the required community benefits
the scheme would fail to mitigate the increase in demand for the necessary
infrastructure to support the development generated by the proposal; namely:
Highway improvements;
Drainage provision;
Structural Planting and Green
Infrastructure;
Healthcare;
Education;
Community facilities
Sports and recreation provision; and,
Children’s’ play and open space.
In the absence of a planning obligation, the
proposals therefore, fails to meet the provisions of policies INT1, ENV3, ENV5,
SUS1, ECON1, COM1, COM2, COM4, COM6 and LITT1 in the West Dorset, Weymouth and
Portland Local Plan – (Adopted October, 2015); and, the advice contained in the
National Planning Policy Framework – July, 2018 (as amended).
WD/D/16/000739
Proposed by Cllr Simon Christopher, seconded by Cllr David
Gray.
Decision:
A. That
delegated authority be given to the Head of Planning to grant outline planning
permission subject to the
completion of a legal agreement under section 106 of the Town and Country
Planning Act 1990 (as amended) in a form to be agreed by the Head of Planning
to secure the following (index linked if
financial contributions):
·
Phasing and triggers for contributions;
·
35% Affordable Housing;
·
Highway Matters including footpath links and pedestrian links
across Littlemoor Road (A353);
·
Structural landscaping and Landscape Environmental Management Plan
(LEMP)
·
Comprehensive drainage strategy for all phases
·
Financial Contributions towards healthcare provision of £40,000
·
Provision of an on-site Local Centre;
·
Provision of 8ha of serviced employment land;
·
Allocation of land within the site for provision of an Hotel, Care
Home and Car showrooms to ensure employment provision;
·
Provision of on-site school site and Education Contribution of
£6169 per eligible unit;
·
Contributions towards existing and proposed community facilities
including community hall of £309,950
·
Contribution
to Redland Sports
Centre towards re-surfacing Hockey Pitch of £112,069
·
Contribution to Weymouth Swimming Pool of £127,095
·
Contribution to Library facilities of £64,860
·
On site provision of Children’s Play and Open Space Facilities and
financial contribution of £478,162
·
Lorton
Nature Reserve contribution of £95,760
And subject to the
conditions set out in the appendix to these minutes, including amended
conditions included in the Update Sheet and an additional condition relating to
charging points for electric vehicles.
AND
B. REFUSE PERMISSION FOR THE REASONS SET OUT
BELOW IF THE SECTION 106 AGREEMENT IS NOT COMPLETED WITHIN 6 MONTHS OF THE DATE
OF THE COMMITTEE RESOLUTION OR SUCH EXTENDED TIME AS AGREED BY THE HEAD OF
PLANNING
1. Policy HOUS1 of the adopted West Dorset,
Weymouth and Portland Local Plan 2015 requires a minimum on-site provision of
35% of the units as affordable housing. In the absence of a planning obligation
to secure these affordable units the scheme would fail to meet the substantial
unmet need for affordable housing in the district and the proposal would
therefore be contrary to Policy HOUS1 of the Local Plan.
2. Policy COM1 of the of the adopted West
Dorset, Weymouth and Portland Local Plan2015 sets out that where new
development will generate the need for new or improved community infrastructure
and this need is not being met through the Community Infrastructure Levy,
suitable provision should be made on site. Policy LITT1 of the Local Plan sets
out the expected infrastructure provision commensurate with this proposal for
an urban extension to Littlemoor. This is amplified in the Council’s Adopted
Supplementary Planning Document ‘Planning Obligations Guidelines – 2010’. In
the absence of a planning obligation to secure the required community benefits
the scheme would fail to mitigate the increase in demand for the necessary
infrastructure to support the development generated by the proposal; namely:
Highway
improvements;
Drainage
provision;
Structural
Planting and Green Infrastructure;
Healthcare;
Education;
Community facilities
Sports and
recreation provision; and,
Children’s’ play
and open space.
In the absence of a planning obligation, the proposals therefore, fails
to meet the provisions of policies INT1, ENV3, ENV5, SUS1, ECON1, COM1, COM2,
COM4, COM6 and LITT1 in the West Dorset, Weymouth and Portland Local Plan –
(Adopted October, 2015); and, the advice contained in the National Planning
Policy Framework – July, 2018 (as amended).
Supporting documents: