Agenda item

To consider a report by the Head of Planning.

The Committee considered application 3/19/2437/RM on a proposal for a

development comprising 312 dwellings, public open space, vehicular, cycle

and pedestrian access, connections to the SANG, landscape planting and

surface water attenuation features at land west of Cranborne Road,

Wimborne Minster.

 

The application had previously been considered at the meeting in October 2020, but determination of the application had been deferred so that certain issues could be satisfactorily addressed before further consideration of any approval could be made.

 

Officers had since negotiated further with the applicant on those outstanding issues to see what could be achieved and how they might be resolved. The applicant had now responded with what officers considered to be satisfactory and acceptable revisions, based on positively accommodating those issues raised; namely:-

 

• Approach to renewable energy - photovoltaic panels now to be provided, instead of the WWHR option
• Use of chimneys / detailing – a further 27 chimneys to be added

·       Design of the Amherst Block in the south eastern corner - the Amherst block had now been relocated to the nearer the centre of the development, amongst other dwellings of a similar height and, where this had been proposed to be sited, a two storey terrace block would replace it

• Design / use / function of the Urban Square - further design detail had been provided
• Private refuse collection concerns – the issues had now been resolved, with the layout now conforming to Dorset Waste Partnership guidance
• Control of lighting on private dwellings - condition 7 applied regarding external lighting on private dwellings
• Road construction for private roads – the road construction would conform to the Highways Authority adoptable standards, as necessary
• Landscaping on the western boundary - some improvements had been made, with additional landscaping to be made where possible
•  Connectivity - pedestrian, cycle and vehicular connections had been  identified
• Water quality impacts – a statement from the Environment Agency confirmed that there were no concerns arising, particularly which would compromise the quality of the water in the River Allen.

 

On balance, following receipt of amendments made to the scheme, officers now considered the proposal accorded sufficiently with the approved Design Code and outline parameters to be deemed acceptable, with any harm caused being outweighed by much needed housing supply secured on this strategic allocated site.

 

Clarification was provided by the Chairman that whilst the officers’ report and presentation would serve to contextualise the application, the Committee’s focus should be on those issues that were the basis of the deferment and that any debate and questioning should relate solely to that.

 

So, with the aid of a visual presentation, officers provided context of what the

main proposals, principles and planning issues of the development were; how

these were to be progressed; how the development would contribute to

meeting housing needs; and what this entailed. What the outline planning permission entailed and the planning history were also detailed. The presentation focused on not only what the development entailed and its detailed design, but what benefits it would bring and the effect it would have on residential amenity and the character the area. The officer’s presentation also provided updates, since the report had been published, summarising further discussions and consultations and the responses and clarifications received.

 

Plans and photographs provided an illustration of the location, orientation,

dimensions – form, bulk, size and mass - and appearance of the development

and of the individual properties, with examples being given of how typical

detached, semi-detached, terraced and apartment block properties were

designed, along with their ground floor plans; how it would look; proposed

street scenes; the materials to be used; how utility services would be provided

and accommodated and by whom; access and highway considerations; environmental considerations; the means of landscaping, screening and tree cover, and its setting within that part of Wimborne and the wider landscape – particularly within the Cranborne Chase and West Wiltshire Downs Area of Outstanding Natural Beauty (AONB).

 

Officers showed the development’s relationship with other adjacent residential

development and how the buildings were designed to be in keeping with the

characteristics of the established local environment. The characteristics and

topography of the site was shown and its relationship with the highway

network and to properties in the adjoining roads in particular. Views into the

site and around it were shown, which provided a satisfactory understanding of

all that was necessary.

 

Focus throughout the presentation – and in the officers’ report - was on the deferred issues: approach to renewable energy; use of chimneys / detailing; design of the Amherst Block in the south eastern corner; design / use / function of the Urban Square; private refuse collection concerns; control of lighting on private dwellings; road construction for private roads; landscaping on the western boundary; connectivity and water quality impacts and what was now being proposed to address those issues in a satisfactory and acceptable way.

 

In summary, officers planning assessment adjudged that the overall design of

the development was now considered to be largely acceptable, with all, significant, planning matters having been appropriately, or adequately, addressed. Having assessed the material considerations, overall, the reserved matters now submitted were deemed to have satisfactorily addressed the outstanding issues and, on balance, were seen to be acceptable and sufficiently compliant with national and local planning policies and the recommendation made by officers to approve the application was based on this.

 

The Committee were notified of the written submissions received and

officers read these direct to the Committee – it being appended to these

minutes. Having heard what was said, officers responded to some of the

pertinent issues raised, being confident that each one could be addressed by

the provisions of the application.

 

Formal consultation on the revisions had seen no objection from Wimborne Minster Town Council and no comment from Colehill Parish Council. The Environment Agency had now confirmed their satisfaction with the water and drainage issues. Natural England, the County Archaeologist, Wessex Water and Sembcorp Bournemouth Water Ltd had made no comment on this application.

 

Whilst some issues were considered to remain for other consultees: Cranborne and West Wiltshire AONB; East Dorset Environmental Partnership and, initially, by the Dorset Council’s Landscape, Urban Design and Conservation Teams, officers were confident that these could be satisfactorily addressed by the conditions to be imposed and by what revisions had been made. Indeed, officers confirmed that the Dorset Natural Environment Team now were satisfied with the proposed planting scheme and that the Dorset Council’s Urban Design, Landscape and Conservation Officers were now satisfied with the proposed design of the proposed block in the south-eastern corner and with the design and detail of the Urban Square.

 

Accordingly, on the basis of the revisions, Conditions 7 and 8, previously proposed, had now been removed and a new Condition 7, relating to private lighting, added.

 

The Vice-Chairman, being one of the two local Ward members - who had proposed the matter be deferred at the October meeting - was now largely satisfied that the issues raised had been satisfactorily addressed and welcomed the positivity of the applicant in accommodating these changes.

 

The Committee were then notified of those written submissions received and

officers read these direct to the Committee. Having heard what was said,

officers responded to some of the pertinent issues raised, being confident that

each one could be addressed by the provisions of the application.

 

The Vice-Chairman - who was also one of the two local ward members for

Wimborne Minster – now considered the application to be more acceptable and the deferred issues largely having now been satisfactorily addressed. On that basis he was minded supporting approval. The other Ward member – Councillor David Morgan, was of a similar view.

 

The opportunity was then given for members to ask questions of the

presentation and what they had heard, in seeking clarification of aspects so

as to have a better understanding in coming to a decision. Officers addressed the questions raised providing what they considered to be satisfactory

answers, which the Committee saw as generally acceptable

 

Some points were still raised though in that whilst it was good to see photovoltaic solar panels now being provided, the WWHR scheme should still be able to play some part, if at all possible. Officers confirmed that there was no reason that the WWHR could not still be provided for, if at all practicable, but did not now form part of the formal application. Members sought clarification on connectivity issues with Wimborne town itself, these being considered by officers to be quite adequate. Moreover, the Highways Officer had raised no issue with access, road safety or traffic management but there would still be scope for accessibility measures likely to complement the scheme in this regard, if and as necessary.

 

The Committee were largely satisfied that the issues raised for deferment at their meeting in October 2020 had now been addressed satisfactorily and the application was considered to now be more acceptable. They considered that it was to the credit of the applicant to have been able to positively accommodate those issues in the application so that a successful outcome could now be achieved. Members considered that this development would significantly contribute to the housing supply in Dorset and was seen to be an asset.

 

Having had the opportunity to discuss the merits of the application; having taken into account the officer’s report and presentation, the written representations; and what they had heard at the meeting - particularly in taking account of the views of the two Ward members - and in recognising that the issues which had been deferred had now been satisfactorily addressed, in being proposed by Councillor Robin Cook and seconded by Councillor Shane Bartlett, on being put to the vote, the Committee agreed unanimously to grant permission subject to the conditions set out in paragraph 14 of the officer’s report and clarified in the presentation.

 

Resolved

That planning permission for application 3/19/2437/RM be granted, subject to the conditions set out in the officer’s report and clarified in the presentation.

 

Reasons for Decision

The site is allocated for residential development in the Christchurch and East

Dorset Local Plan Part 1 - Core Strategy 2014 through Policy WMC7 (North

Wimborne New Neighbourhood).

• The principle of residential development for up to 630 dwellings on the wider

Wimborne New Neighbourhood site was agreed under outline planning

application 3/14/0016/OUT.

• Adequate biodiversity mitigation was secured at outline planning stage through

planning conditions and a Section 106 Agreement. A Suitable Alternative Natural

Greenspace (SANG) will be provided to the north and east of the site. This

meets the requirements of the Habitat Regulations.

• The number of residential units and mix of unit sizes are considered to be

appropriate for the site.

• The legal agreement secures 32% affordable housing with 70% for affordable

rent proposal and 30% as shared ownership. 10% of the affordable housing is

be provided to ‘M4(2) Cat 2 Accessible and Adaptable Standard’, providing

accommodation for people with disabilities. In combination with the affordable

housing proposed in the earlier approved phase 1, the proposal aligns with the

legal agreement requirements.

• The proposed highway layout is acceptable and sufficient parking is proposed

for the dwellings.

• The proposal is considered to be acceptable in its design and general visual

impact to an extent that would not warrant refusal.

• The proposed landscaping of the site is considered to be acceptable in its design

and general visual impact to an extent that would not warrant refusal.

• The proposed is considered acceptable and there are no material

circumstances which would warrant refusal of this application.