Agenda item

Outline application for up to 15 residential dwellings, site re-profiling and associated infrastructure, with all matters reserved apart from vehicular access from West Lane.

The Lead Project Officer presented the outline application for the development of 15 residential dwellings, with all matters reserved apart from access from West Lane. The presenting officer noted that the agent had identified an error in paragraph 5.4 of the report, which referenced a previously proposed pond that did not form part of the proposed scheme, however this did not affect the officer’s recommendation or the proposed conditions.

It was explained that in August 2021, the Eastern Area Planning Committee had resolved to grant planning permission subject to a planning obligation. However, following the publication of new guidance by Natural England, planning permission could not be issued at that time. Since then, the Purbeck Local Plan had been adopted in 2024, requiring the application to be reassessed against the new policy framework.

The officer, using aerial photographs and maps, provided context for the application site, which was located on the northern side of West Lane and outside the settlement boundary of Stoborough. The site was shown in relation to Wareham, with a Suitable Alternative Natural Greenspace (SANG) located to the west. Photographs of the site were shown from various viewpoints, including views beyond the site boundary and along West Lane.

The proposal included 15 dwellings, with the applicant’s parameter plan indicating the area designated for residential development and land to the north proposed for tree planting. An illustrative master plan was presented, showing a mix of dwelling types and sizes. The plan included six affordable housing units on site.

The proposed access remained unchanged from the previous consideration. Although West Lane currently lacked a pedestrian footpath, the plans included provision for a new pedestrian route, which would be secured by condition.

The site was located within Flood Risk Zone 1 and a surface water flooding map was shown, confirming that the site was not directly affected by surface water flooding. It was explained that nutrient neutrality would be achieved through a combination of temporary credits and land use change.

The Lead Project Officer summarised the key issues. These remained largely unchanged from the previous decision and were now supported by Policy H8 of the adopted Local Plan. Updated biodiversity surveys had also been submitted by the applicant.

Mr Miller spoke as the agent for the application, he noted that the applicant had worked over the past 12 months to reach an agreeable solution for nitrogen mitigation and that the applicants objective was to provide as many affordable homes as possible.

In response to members questions the Lead Project Officer provided the following responses:

·       A new s106 planning obligation would be created that would supersede the original, however it would capture all the information that was included in the original legal agreement.

·       As the application was outline only, an informative note could be included to advise that additional parking is provided for the 6-bedroom dwellings, rather than a condition.

·       Surface water flooding did not impact he application site and a condition required the surface water management plan to be submitted for approval.

It was proposed by Cllr Coombs and seconded by Cllr Skeats that the application be granted as per the officer’s recommendation, with an added informative note to provide enhanced parking provision for two plots.

Decision: That authority be delegated to the Service Manager for Development Management and Enforcement and Development Management Area Manager East to grant subject to the completion of a legal agreement and conditions, as set out in the appendix to these minutes.

Or,

Refuse permission for the reasons set out in the appendix to these minutes if the s106 agreement is not completed by 8 April 2026 or such extended time as agreed by the Service Manager for Development Management and Enforcement and/or the Development Management Area Manager East.