Agenda and draft minutes

Dorset Council - Eastern Area Planning Committee
Wednesday, 25th September, 2019 10.00 am

Venue: Quarterjack Room - The Allendale Centre, Wimborne. View directions

Contact: David Northover  01305 224175 - Email: david.northover@dorsetcouncil.gov.u

Items
No. Item

27.

Apologies

To receive any apologies for absence

 

Minutes:

No apologies for absence were received at the meeting.

28.

Declarations of Interest

To receive any declarations of interest

Minutes:

No declarations of disclosable pecuniary interests were made at the meeting.

 

29.

Minutes pdf icon PDF 164 KB

To confirm the minutes of the meeting held on 31 July 2019.

Minutes:

The minutes of the meeting held on 31 July 2019 were confirmed and signed.

30.

Public Participation

Members of the public wishing to speak to the Committee on a planning application should notify the Democratic Services Officer listed on the front of this agenda. This must be done no later than two clear working days before the meeting. Please refer to the Guide to Public Speaking at Planning Committee.

Minutes:

There were no statements or questions from Town and Parish Councils, nor public statements or questions at the meeting.

31.

3/18/3305/OUT - Development of land South of Leigh Road, Wimborne pdf icon PDF 88 KB

To consider Application 3/18/3305/OUT, for the development of land South of Leigh Road, Wimborne this proposal being a hybrid application comprising:

 

1) An outline application for the erection of 174 dwellings, with all matters reserved save for means of access.

2) A full planning application for the erection of a community sports facility comprising club house, playing pitches, parking and landscaping together with the change of use of the land to leisure.

 

 

Additional documents:

Minutes:

The Committee considered an application - 3/18/3305/OUT - to vary the provisions of planning application 3/18/3305/FUL: this having been granted planning permission for the development of land south of Leigh Road, Wimborne by East Dorset District Council’s (EDDC) Planning Committee at its meeting on 20 March 2019.

 

This permission provided for:-

·        an outline application for the erection of 174 dwellings, with all matters reserved, save for means of access.

·        a full planning application for the erection of a community sports facility comprising club house, playing pitches, parking and landscaping together with the change of use of the land to leisure.

 

This grant of permission was subject to the applicants’ firstly entering into a S106 Legal Agreement, within an agreed timeframe, to secure a range of infrastructure provisions necessary to enable the development to progress successfully, and a number of conditions to guide the final form of the development. In the event that the S106 legal agreement was not secured within the agreed timeframe, the Committee had resolved to refuse the application. The basis for those planning obligations was that they met the following tests:

 

• Necessary to make the development acceptable in planning terms;

• Directly related to the development; and

• Fairly and reasonably related in scale and kind to the development.

 

With the aid of a visual presentation and taking into consideration the provisions of the Update Sheet appended to these minutes, officers put into context what the main proposals and planning issues of the development were; how these were to be progressed; how the development would contribute to meeting housing needs; what was being proposed to complement the development; and particularly, the reasoning for the variations which were now being proposed as a means of benefitting the development and what this entailed.

 

Plans and photographs provided an illustration of the location, dimensions and design of the development, with the presentation also confirming what the highways, traffic management, parking and access arrangements being proposed would be; how the enhancements would look and their setting; showed the development’s relationship with the characteristics of the surrounding town development and landscape, the local highway network; other residential development and civic amenities in Wimborne and Colehill and its setting within the town. It was confirmed that this development was on land which had been allocated in the adopted Christchurch and East Dorset Local Plan for development, with this planning application needing to be considered on its individual merit.

 

Originally, following a viability assessment, a contribution of £943,938 was available to fund both off-site highway works and a proportion towards educational provision. This comprised £443,938 towards educational needs and £500,000, attributed for off-site works to be carried out by the developer, to mitigate the perceived traffic generated by this scheme - at the junction of Wimborne Road West (B3073) and the Canford Bottom Roundabout. However, the education element had only been partially funded due to the costs of the highway works, with the full education contribution of £899,694 which had been sought being  ...  view the full minutes text for item 31.

32.

Appeals summary pdf icon PDF 141 KB

To receive a summary of appeal decisions, for information.

Minutes:

The Committee received a summary of appeals decisions made, the reasoning for this and what the outcomes were, with officers providing some relevant background detail to each.

 

Members considered this to be most informative in assisting their better understanding of this process and its practicalities.

 

Noted

33.

Urgent items

Minutes:

There were no urgent items for consideration.

34.

Update Sheet

To consider any items of business which the Chairman has had prior notification and considers to be urgent pursuant to section 100B (4) b) of the Local Government Act 1972

The reason for the urgency shall be recorded in the minutes.

Minutes:

Planning Applications

 

 

Application Ref.

Address

Agenda ref.

Page no.

3/18/3305/FUL

Land South of Leigh Road

5

19

Update(s):

Replacement of the first two paragraphs on page 20 with the following:

 

In part the legal agreement sought to secure the following contribution:

·       £443,938 as a proportionate contribution towards education.

 

In addition to the legal agreement, a Grampian style pre-occupation condition (no. 15) was proposed to secure off-site works (estimated to cost £500,000) at the junction of Wimborne Road West (B3073) and the Canford Bottom Roundabout as follows:

 

Update to second paragraph of section entitled Conclusion

 

Given that the impact of the development on the highway network will not be significant, and will be below the level of impact previously considered acceptable by Dorset Highways, it is concluded that the Grampian style planning condition and the obligation for a £500,000 contribution towards to deliver off-site highway works is not necessary to make this development acceptable in planning terms.

 

Update to second bullet point in section entitled Recommendation

 

·       The requirement for £500,000 contribution of works to the Canford Bottom Roundabout /Wimborne Road West junction improvement no longer be required in the Heads of Terms for the S106 Agreement, and

 

New section to be added after section entitled Education Contribution on page 21

 

Affordable housing

 

A contribution of £1.0m was agreed with the developer (paragraph 8.234 of the 20 March 2019 report) following viability assessment. The total financial cost of the contributions sought towards Education and Canford Bottom Roundabout works through the resolved Heads of Terms and conditions was estimated at £943,938, with contributions towards SAMM and local surgeries making the total to £1.0m.  The total contribution now sought towards Education alone is £899,694.  This is a reduction in total infrastructure contribution of approximately £44,000. 

 

The percentage of affordable housing that will be delivered by this site was set in the previous resolution at 28%, which is below the policy requirement of 50%.  This was justified through a Viability Assessment and supported by EDDC due to the cost of combined infrastructure contributions including the direct delivery of the new on site sports village.  The proposed change in contributions leads to a slight increase in the viability of the site.  The NPPG (ref ID 10-009-20190509) provides support for the review of viability where circumstances change.

 

Given the circumstances, the scale of the change in viability, and the advanced stage that this site has reached in the planning process, it is recommended that the £44,000 be secured as a financial contribution towards the delivery of affordable housing off-site in the parishes of Wimborne Minster or Colehill. 

 

New paragraph to be added at the end of the Conclusion section on page 22

 

The affordable housing contribution sought is based on assigning residual viability within the site as an off-site affordable housing contribution, given that the proposal has become slightly more viable as a result of the change proposed to other contributions.  This ensure that the opportunity is taken to review and make the site more policy compliant  ...  view the full minutes text for item 34.