Agenda item

Hybrid planning application comprising outline application for up to 145 no. dwellings, open space, landscaping & associated infrastructure with all matters reserved except principal means of access to the highways. Full application for a Suitable Alternative Natural Greenspace (SANG) and associated landscaping.

The Lead Project Officer presented a hybrid application comprising of outline permission for up to 145 dwellings, open space, landscaping, and associated infrastructure, with all matters reserved except for access and a full application for a Suitable Alternative Natural Greenspace (SANG) and associated landscaping.

 

The application site, located west of Crossways, was outlined on the map. The site was currently agricultural land and was surrounded by open countryside to the north and holiday homes to the south. Lewell Road ran east along the site and a public right of way ran along the northern boundary.

 

Plans for the proposal were displayed. The full application related to the SANG, which comprised the eastern section of the site and included public open space. The outline application covered the residential area, a Local Area of Play, and a Local Equipped Area of Play. An indicative layout for access and road arrangements was shown, with vehicular access proposed from Lewell Road via a T-junction. The application was supported by a transport assessment.

 

The masterplan illustrated areas for housing, the SANG and a car park for the SANG. A Building Heights Parameters Plan indicated that building heights would be limited to two storeys where the site adjoined the new housing development to the south. Officers considered that there was adequate space to avoid impacting the amenity of neighbouring properties. A Density Parameters plan showed a proposed density of 30–40 units per hectare, which was considered appropriate for the setting of the development.

 

It was explained that the site lay outside the Defined Development Boundary (DDB), where development would not normally be permitted. The site had been put forward in January 2021 for proposed allocation and draft Policy CRS6 allocated the land for housing and open space.

 

The principle of development was discussed. Although the site was outside the DDB and therefore contrary to Policy SUS2, the Council did not have a five-year housing land supply, so the tilted balance was applied. The proposal was considered to make a positive contribution to the local economy and address the housing shortfall. It would also contribute to village facilities through the provision of the SANG, which was deemed acceptable and compliant with policy.

 

The means of access was considered acceptable and the transport assessment had addressed traffic volumes and safety. The illustrative proposal was considered acceptable based on the parameter plans. A flood risk assessment had been provided, detailing surface water drainage. The applicant intended to use sequential measures, including permeable paving and gardens, with the SANG area designed to contain runoff from the site. The ecological impact assessment was acceptable, subject to provision and maintenance secured by condition. There would also be affordable housing provision of 35% delivered on the site.

 

Although the site was outside the DDB, the proposal was considered acceptable in principle, subject to conditions. It was regarded as sustainable development in terms of social, economic, and environmental impacts. It was considered that the benefits of contributing to housing supply, affordable housing provision and the SANG outweighed the conflict with Policy SUS2.

 

Mr Parsons spoke as the applicant. He noted that the development would deliver up to 145 sustainable, high quality homes that would help to address the housing need in the area. He also highlighted other benefits of the scheme including, the provision of the SANG, Community Infrastructure Levy (CIL) contributions and bio-diversity net gain on the site.  

 

Mrs Connor spoke on behalf of Crossways Parish Council. She explained that the Parish Council had objected to the application due to it being outside of the DDB and the fact that there were other developments underway in Crossways and the village did not have the appropriate infrastructure to accommodate more residential dwellings.

 

Cllr Ireland spoke as the local Ward Member for the application. He emphasised that Crossways had limited infrastructure to support more houses and that socially rented housing would be the preferred option for any new homes in the village. He noted that public transport routes linking the village were limited and so new residents would likely require cars, putting more strain on the road network in the village.

 

Officers provided the following responses to members questions:

·       The application was liable for CIL, which would allow Dorset Council and other bodies to take money to fund infrastructure.

·       Two other developments in Crossways that had been granted permission were also outside of the DDB.

·       The application was compliant with the current policy requiring 35% affordable homes contribution.

·       If members wished they could require that 35% of any homes built before 2030 were affordable.

·       It was not considered necessary to include phasing for the homes due to the size of the development.

·       A scheme of this size was not considered large enough to warrant an additional crossing point and the Highways team had been consulted on the application and were satisfied in terms of highway safety.

·       Members were shown on a map the current road layout and where the new development would be linked to the existing pavement.

·       The draft policy and proposed allocation for housing was just for information and no weight had been given to those in the officer’s recommendation.

·       Maintenance of the SANG would be dealt with via a management company.

·       Of the two other developments completed in Crossways, one did provide CIL contributions and the other predated CIL contributions, however, it would have contributed via a section 106 agreement.

·       A condition required the construction of the SANG within 3 years of the date of the permission and it would need to be delivered prior to the occupation of the first dwelling.

 

The meeting adjourned 11:14 – 11:22 to allow officers to provide more information for members questions.

 

 

Having had the opportunity to debate the merits of the application and an understanding of all this entailed; having considered the officer’s report and presentation; the written representations; and what they had heard at the meeting, it was proposed by Cllr Christopher and seconded by Cllr Bolwell, to grant the application, due to the social, economic and environmental benefits outlined, including the provision of approximately 50 affordable homes and in light of the Council’s lack of a 5-year housing land supply.

 

The meeting adjourned at 11:41 – 11:45.

 

A motion to amend the proposal was proposed by Cllr Christopher and seconded by Cllr Bell, to require that if any units were completed before 2030, then 35% of them should be affordable homes. Upon being put to a vote the committee agreed to add the wording to the proposal.

 

Decision:

 

That authority be delegated to the Service Manager for Development Management and Enforcement and the Area Manager Southern and Western Team to grant, subject to the completion of a legal agreement under section 106 of the Town and Country Planning Act 1990 (as amended) and the conditions set out in the appendix to these minutes.