Agenda item

Erect 28 dwellings including access, parking, landscaping & associated infrastructure and  ancillary works.

With the aid of a visual presentation, including site plans, aerial photographs and site photographs, the Case Officer identified the location of the application site and outlined the proposal and relevant planning policies.

Members were shown photographs of the site, views of the surrounding area and the wider site context. The Case Officer explained that the site was located on the southern edge of Puddletown, south of Athelhampton Road, within walking distance of local facilities and schools. A public footpath runs adjacent to the site and, as part of the development, improvements would be made to pedestrian connectivity, including enhanced walking and cycling access.

The proposed landscaping included a tree belt along the site boundary. Members were advised that, due to the separation distance, the proposal would not result in harm to the setting of the Grade I listed church. It was also considered that there would be no unacceptable harm to the character or appearance of the Conservation Area, with the development designed to minimise impacts on neighbouring properties.

The site is located on the edge of the Conservation Area and within the Poole Harbour Nutrient Catchment Area. The Case Officer outlined how the layout and landscaping had been designed to maintain key views from Athelhampton Road and Little Copse. Parking would be provided alongside the dwellings, with hedgerow planting forming a buffer to the wider landscape beyond.

Public Participation

Steve Clark of Wyatt Homes (Senior Manager for Wyatt Homes)

He explained to the Committee that Wyatt Homes is a Dorset based home builder, with a proud track record of delivering high quality developments. He informed that Wyatt homes take the same commitment to design, quality and placemaking across all sites, and the scheme before the Committee today was no exception. Wyatt Homes had been actively involved in the site for several years and engaged extensively through the Puddle Town neighbourhood planning process. Wyatt Homes had worked positively and constructively with the Council officers, to respond to their comments and there were no objections to the application. The Parish Council objection solely related to the affordable housing provision. The layout and appearance of the homes had been designed to sit comfortably between existing buildings within the village. The layout presented an attractive frontage onto Athelhampton Road with dwellings set back behind grass verges and hedge rows. A large area of open space with drainage attenuation and play facilities would be provided at the entrance of development with an attractive walking route located around the landscape boundaries of the site. Biodiversity net gain would be achieved with an uplift of 11.9%. Parking would be provided in courtyards, and garages with some visitor spaces provided on streets separated by tree planting to avoid car dominance. The proposal would see the delivery of 28 much needed new homes, meeting the needs of those looking to get on the housing ladder as well as growing families and for those looking to be nearby shops and services within the village. Since the time of allocation, Wyatt homes had seen many changes within the planning system, development industry and general economy which had resulted in unprecedented viability pressures.

As a result, it has been necessary to submit a viability assessment which had been independently reviewed by the district valuer on behalf of Dorset Council. This concluded, that the scheme could only viably make an off-site, contribution of £72,000 towards affordable housing. The proposal would, however, still provide small homes, including two one-bedroom flats or two bed room flats and seven two bed room houses. Helping to broaden the range of housing available locally and provide a more affordable choice, where this type of accommodation was currently limited. The development would also generate approximately, £498,000 seal receipt and £50,000 in section 278 improvement works which would contribute towards local infrastructure. All homes would be built to high energy efficiency standards, incorporating, heat pumps, solar panels, EV charging points, and high levels of insulation. Helping to reduce running costs for residents, while supporting climate objectives. Officers conclude that on balance, the proposed development was considered to be in accordance with the development plan taken as a whole.

Members questions and comments

·       A Member queried the suitability of the site and noted its proximity to local bus stops and services. Questions were raised regarding the gradients of the proposed attenuation ponds, whether these would be fenced, and the measures proposed to ensure safety and ease of access.

·       A Member referred to the proposed housing mix and noted the absence of bungalows. Given the demographics of Puddletown and the demand for homes suitable for downsizing, the Member queried whether more single-storey accommodation could be provided.

·       Questions were also raised regarding the number of accessible and adaptable dwellings proposed within the scheme.

·       Concern was expressed regarding the level changes across the site, with a member noting an approximate 15-metre difference in levels. It was hoped that the design of paths and access routes would ensure gradients were suitable and accessible for residents.

·       A comment was made that it was often the smaller details that contributed to the creation of successful and sustainable communities and indicated support for the application.

·       Members welcomed the detailed officer report. Whilst acknowledging that the absence of affordable housing made applications of this nature more difficult to support, a Member considered that the justification had been clearly explained. The design, layout and placemaking aspects of the scheme were praised, with the development viewed as creating a place rather than simply delivering housing.

·       Members agreed that the proposal was a well-considered and well-designed development which would provide a sustainable form of growth.

·       A Member suggested that biodiversity enhancements could be strengthened through the provision of swift bricks and nesting opportunities for birds within the development.

·       Support was expressed for the inclusion of swift bricks, and Members discussed whether this could be secured as an amendment or additional provision within the approved scheme.

Officers provided the following responses to questions from members:

• For drainage the Eastern basin would have a depth of 1.6 meters but that was graded by 0.2 meters every 0.6 meters. The gradient would be well graded to ensure it would be suitable and safe. The second basin would be slightly larger and would be permanently partially filled with water, so that flows could be controlled at the overflow network.

Having had the opportunity to discuss the merits of the application and an understanding of all this entailed; having considered the officer’s report and presentation; the written representatives; and what they had heard at the meeting, a motion to APPROVE the officer’s recommendation to GRANT planning permission as recommended, was proposed by Cllr Jones, and seconded by Cllr Jespersen.

Decision: To grant planning permission subject to the conditions set out in the appendix to these minutes.