Full planning
permission for the erection of 99 open market dwellings
& affordable
dwellings, a new doctors surgery, a replacement village hall, a car
park, a new village
green, new vehicular and pedestrian accesses and works to
Warmwell Road. An
outline application for the erection of 401 open market and
affordable
dwellings, the provision of 2.5ha of employment land, new vehicular
and pedestrian
accesses, roads, footpaths and cycleways, a car park for the
proposed Site of
Alternative Natural Greenspace (SANG) and 2 pumping
stations; and a
full application for the change of use of 22.4ha of land to Site of
Alternative Natural Greenspace (SANG).
Minutes:
The Area Lead – Major
Applications Western Team introduced the hybrid application for a full
planning application for the erection of 99 open market and affordable
dwellings, a new doctor's surgery, replacement village hall, car park, a new
village green, new vehicular and pedestrian accesses and works to Warmwell Road; an outline application for 401 open market
and affordable dwellings, the provision of 2.5ha of employment land, new
vehicular and pedestrian accesses, roads, footpaths and cycleways, a car park
for the proposed Site of Alternative Natural Green Space (SANG) and 2 pumping
stations; and a full application for the change of use of 22.4ha of land to the
SANG which was situated within 5km of heathland.
Updates to conditions had been circulated to the Committee at
the meeting.
The minerals extraction area would be dealt with by a
separate application and a separate condition to ensure that extraction took
place prior to development.
Members were shown a map of the proposed layout of the full
permission that included 99 dwellings, of which 34 affordable housing units had
been secured. A total of 1844 people
were on the housing register and 42 people on the Crossways register.
Other elements of the full permission including a
replacement village hall and new GP surgery were also highlighted. Discussions were ongoing with the Clinical
Commissioning Group (CCG) regarding the provision of a new surgery in order to
meet future demand in Crossways.
The application had been brought back to the Committee as
the applicants wished to change the phasing in relation to the village
hall. The GP surgery had also been
included in the phasing condition, as well as a condition in relation to the
provision of electric charging points for vehicles.
Jan Wardell addressed the Committee on behalf of the
Rambler's Association, referring to the DEFRA guidance on rights of way which
encouraged applicants and local authorities to address public rights of way at
an early stage in the planning process.
Unless proposals for new paths were set out in planning documents it was
difficult to get a decent path at a later stage which often resulted in
footpaths on estate pavements.
Chris Fry, the agent, spoke in support of the
application. He stated that there were serious
viability issues and therefore the scheme could not cannot carry any further
obligations or limiting conditions. He
was aware of the process in respect of public footpaths and gave an assurance
that the proper negotiations would be entered into going
forward to ensure good public links through and into the site that were
currently not available.
The Highways Officer stated that although the proposal was
to significantly increase the number of dwellings at Crossways, the development
was on one side of Warmwell Road which was a 40mph
highway and much of the quarry traffic had gone. Highways England had recognised an impact at
Max Gate in Dorchester which had a particularly bad accident record and
therefore wished to secure funding from this development to deliver highways
improvements at that location. Negotiations would take place with Rights of Way
officers about how people were able to access the countryside either by rough
path or decent footpath for wider use by the public in accordance with the
Equalities Act.
Cllr Nick Ireland spoke as the Dorset Councillor for
Crossways, stating that the developer had engaged with residents and the Parish
Council and the application in 2016 to expand the village on the opposite side
of Warmwell Road had been welcomed. However, the application did not address the
aspiration to reduce the speed limit to 30mph due to a fatality in the area or
address issues with Silver Lake Road. He also expressed concern regarding the change
in phasing of the village hall. The
lease for the existing hall was shortly due to expire and may not be
renewed. He suggested that the village
hall should be built between phases 2 and 3 rather than phase 5 of the
development. There was also no guarantee that the GP surgery would be built
with no update by the CCG.
The Area Lead –
Major Applications Western Team confirmed that the phasing of the
village hall had been pushed back due to viability and the financial demands
put on the development during the early phases.
Members discussed the obligations, in
particular the financial contribution in respect of Poole Harbour and
were advised that this contribution recognised the impact of the development on
the Poole Harbour catchment area.
Appropriate assessment as required under habitat regulations had been
supported by Natural England. If no
contribution was made then the scheme would fail this
assessment and not meet the requirements of the Local Plan to provide effective
mitigation.
The Solicitor advised that it was envisaged that the final
100 houses in phase 5 would provide sufficient
incentive to enable the developer to build the village hall with the
requirement to do so being through the Section106 Agreement and conditions. The
provision of community facilities and need for a village hall and GP surgery
were planning policy considerations and the triggers could impact on viability.
The Development Manager stated that officers had recognised
that the existing village hall was not of a good standard and a condition
specifying that a new village hall was provided before the existing hall was
demolished had been included in the conditions which was
considered to be a reasonable safeguard. The lease arrangement was not a
planning matter.
Cllr Nick Ireland stated that the size of a GP surgery was
calculated using a multiplier formula and with the proposed additional homes
there was no doubt that the existing surgery would be too small and there were
limited opportunities to extend it. He
stated that the original application specified that the village hall would be
built at the end of phase 1, and that phase 5 was too lenient.
Members asked about public transport in the context of a
limited bus service and the Highways Officer explained that this scheme would
bring forward improved links to the railway station as outlined in the Local
Plan.
Cllr Nick Ireland proposed an amendment to the condition in
relation to a change in phasing of the village hall to between phase 2 and 3
(250 houses). This was seconded by Cllr
David Gray and supported by the Committee.
Decision:-
That authority be delegated to the Head of Planning to grant 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:
-
35% of the units as affordable housing with 50/50 tenure split between rented and shared ownership/low-cost affordable housing
-
A clause to revisit the viability of the scheme and the affordable housing provision at 100, 200, 300 & 400 units
-
Education contribution of £5,444 per dwelling with 2 or more bedrooms, index linked using RPI from the date of this committee report
-
Provision of a minimum of 22.4ha of suitable alternative
natural greenspace (SANG) with a maintenance contribution of £960,000 and supporting funding provisions of £241 per dwelling (SAMM), index linked using RPI from the date of this committee report
-
Financial contribution of £149,089 towards mitigation for the impacts of the development on nitrogen levels in Poole Harbour, index linked using RPI from the date of this committee report
-
Highway contributions of £560,000 towards off-site highway works to include works to Warmwell Road and a Cycle Route Scheme, index linked using RPI from the date of this committee report,
-
Provision of a minimum of three no. Locally Equipped Areas for Play, approval of maintenance and management arrangements and financial contributions towards maintenance of the proposed LEAPs of £58,540 index linked using RPI from the date of this committee report if they are transferred to the Parish
Council to manage and maintain
and subject to the conditions outlined in
the appendix to these minutes, including the amended conditions in the update
sheet and amendment to Condition 6 in relation to phasing of construction of
the village hall.
B: Refuse permission for the reasons outlined in the appendix to these minutes if the S106 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.
Supporting documents: