Decision details

Decision: 

To grant planning permission for application 1/D/11/002012 (South West Quadrant, St Michaels Trading Estate, Bridport) and WD/D/16/002852 (Lilliput Buildings, Adjoining 40 St Michael’s Lane, St Michaels Estate, Bridport, DT6 3TP), subject to the completion of a S106 legal agreement and subject to conditions. 

These applications were Applications 1/D/11/002012 and WD/D/16/002852 were considered by the Western and Southern Area Planning Committee on 12 December 2024. The committee resolved to grant both applications, in accordance with the recommendation below: 

Delegate authority to the Head of Planning and the Service Manager for Development Management and Enforcement to grant subject to the completion of a S106 Legal Agreement with the following heads of terms:  

1) 14 affordable dwellings (a minimum of 70% social / affordable rent and a maximum of 30% intermediate affordable housing) to be provided in accordance with an agreed Affordable Housing Scheme with the phasing of 1/D/11/002012 and WD/D/16/002852 interlinked via a phasing plan in the Section 106 Agreement based broadly on Phasing Plan Ref. SM1 Rev A received April 2023 and Phasing Breakdown dated June 2022;  

2) Agreement and subsequent implementation of an “Employment Buildings Refurbishment Scheme”, (based broadly upon Appendix C Regeneration of Commercial Estate of the Design and Access Statement submitted in support of the application) with the phasing of 1/D/11/002012 and WD/D/16/002852 interlinked via a phasing plan in the Section 106 Agreement based broadly on Phasing Plan Ref. SM1 Rev A received April 2023 and Phasing Breakdown dated June 2022;  

And subject to planning conditions and if the revised NPPF has been published prior to the issuing of the planning decision not to issue the planning decision unless and until officers have agreed with the chair of the Western and Southern Area Planning Committee that there are no changes in the revised NPPF which could have led to members reaching a materially different conclusion on the application. 

The revised NPPF was published on 12 December 2024. Officers have reviewed the revised NPPF and are satisfied that there are no changes in the revised NPPF which could have led to members reaching a materially different conclusion on the application, i.e. resolving to refuse permission or grant subject to different planning conditions and/or Section 106 Heads of Terms. 

There are a number of updates in the revised NPPF which strengthen support for the proposed developments: 

• Para. 71 – support for mixed tenure schemes.  

• Para. 87 – The proposal makes provision for "c) the expansion or modernisation of other industries of local, regional or national importance to support economic growth and resilience." 

• Para. 125c – Strengthened support for development of brownfield land.  

The development is also compatible with the following new/amended paragraphs of the NPPF:  

• Para. 66 - "Where major development involving the provision of housing is proposed, planning policies and decisions should expect that the mix of affordable housing required meets identified local needs, across Social Rent, other affordable housing for rent and affordable home ownership tenures³¹." The S106 secures Social/Affordable Rented (70%) and Shared Ownership (30%) Housing and meets identified local needs.  

• Para. 96 – The development supports good health and prevention of ill-health through town centre housing well-served by nearby amenity spaces in a location that supports active travel.  

• Para. 102 – Water hazards can be appropriately managed at the Reserved Matters stage.  

• Para. 163 – “The need to mitigate and adapt to climate change should also be considered in preparing and assessing planning applications, taking into account the full range of potential climate change impacts." As noted in the appendices to the report, the development is inherently sustainable – using brownfield land and converting a number of existing buildings. Appropriate conditions on sustainability are proposed.  

• Para. 164a – Regarding Green Infrastructure and sustainable drainage system. Drainage is conditioned.  

Cllr Dave Bolwell, Chair of the Western and Southern Area Planning Committee, has confirmed that he is content with the officer assessment of the implications of the revised NPPF. As such, it is appropriate to issue planning approval for both applications, in line with the committee resolutions, once the S106 agreement has been completed, and subject to conditions as set out in the committee reports. 

Alternative options considered and rejected: The alternative option would be to refer the applications back to the planning committee, in light of the changes in the revised NPPF. This is not considered to be necessary given that the officer assessment has not identified any changes in the revised NPPF which could have led to members reaching a materially different conclusion on the application.