Agenda item

Erection of 9 dwellings (Use Class C3), including access, drainage, landscaping and associated infrastructure.

The Lead Project Officer presented the report for the application and provided an update on the Community Infrastructure Levy (CIL) figures. A map was shown illustrating the application site in relation to Stoborough and Wareham. It was noted that the site was situated outside the settlement boundary of Stoborough. Notable points in the nearby area were highlighted and included a primary school, a village hall and a field north of the site, which had previously been subject to a planning application which members had agreed to approve.

Members were advised that CIL liability on the site had increased to £370k with indexation but this was not a material consideration.

Photographs of the site were displayed, showing that the application site was currently undeveloped pastureland. Existing hedgerows formed the boundaries of the site, along with several trees. A pre-commencement tree protection condition was recommended.

The proposal was for nine dwellings with access from the southern side of West Lane, comprising a mix of two, three and four-bedroom units. It was explained that the scheme had been amended to reduce the number of dwellings from twelve to nine. Plans were presented showing the size, scale, and appearance of the buildings, which would feature varied materials including red brick, render, and Purbeck stone, with roofs finished in a mix of slate and tile. Indicative street scenes were also shown.

Plans for the access from West Lane were outlined, including the extension of the pedestrian footpath. As there was currently no pavement along West Lane connecting to the village, provision would be made for connecting the path to the village, which would be secured through the legal agreement.

It was noted that the site was within walking distance of the Bog Lane Suitable Alternative Natural Greenspace (SANG) and was accessible via existing footpaths. It was located within Flood Zone 1 but was subject to some surface water flood risk. In response to drainage concerns, the applicant had provided a surface water drainage strategy, which included water storage beneath paving and some driveways, with water draining to an attenuation basin.

It was explained that the Council’s previous five-year housing supply position had expired, and a new assessment indicated that the Council could only demonstrate 2.53 years of supply. Paragraph 11(d) of the National Planning Policy Framework (NPPF) therefore applied, stating that applications should be granted unless there were strong reasons for refusal. Officers considered that the application was acceptable in principle and that nutrient mitigation could be achieved through credits.

There were no public speakers.

In response to members questions officers provided the following responses:

·       One unit was displayed in the plans as featuring solar panels, however renewable energy systems were not required to make the application acceptable in planning terms.

·       The surface water drainage scheme had been reviewed by the Lead Local Flood Authority and they were satisfied that the development would be safe for its lifetime from flooding.

·       There was an existing pedestrian crossing point on West Lane and the Highways Authority were satisfied that the existing crossing point offered safe access into the development.

·       There was no policy requirement that the units be accessible, although one unit was designed to be adaptable with no structural change required if future occupants needed to make alterations to the access.

·       A previous application on a site nearby was granted planning permission with a condition that required the improvement of a footway on West Lane. The application in question also had the same condition as it was necessary to make the application acceptable. It was explained that the two developers were able to decide how the improvements are carried out.

·       The S106 legal agreement requires that drainage maintenance is carried out and this responsibility would pass onto the owners of the properties.

·       Details about landscaping were required to be submitted and approved and maintenance would be required for 5 years.

·       An informative note could be added to state that the hedgerow should be retained and maintained in perpetuity.

·       There were no garages for the 2-bedroom units, however all units had off-road parking spaces.

Members commented that the application was well designed and would be in keeping with the area.

It was proposed by Cllr Flower and seconded by Cllr Brenton that the application be granted as per the officer’s recommendation and with the added informative note about the retention of the hedgerow.

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 conditions set out in the appendix to these minutes and the completion of a S106 agreement to secure a financial contribution of £297,000 towards Affordable Housing provision in lieu of on-site provision and an ongoing requirement for property owners to retain and maintain surface water drainage infrastructure in accordance with details to be agreed.

Or

That planning permission be refused for the reason set out at in the appendix to these minutes, if the S106 agreement is not completed by 19 May 2026 (6 months from the date of the committee) or such date as may be agreed with the Service Manager for Development Management and Enforcement or Development Management Area Manager East.