Agenda item

An outline application for up to 328 dwellings with full details supplied in respect of 143 dwellings (Phase A) including creation of new accesses onto School Hill and Chickerell Link Road (B3157), including details of the internal spine road, landscaping, drainage, car parking, public open space and associated works for Phase A. All other matters reserved in respect of 185 dwellings (Phases B and C) and land for a primary school, public open space including, landscaping and associated works

The Lead Project Officer presented the application and outlined the site location, which was shown on a map. Members were advised that the site fell within the Defined Development Boundary, outside the National Landscape designation, outside any Conservation Area, and outside the setting of Listed Buildings. Public rights of way crossing and adjoining the site were highlighted. It was explained that the site was steeply sloping and included areas within Flood Zones 2 and 3, areas susceptible to surface water flooding and groundwater flooding, and land adjacent to an electricity substation. National flood risk assessment maps were displayed, together with plans showing nearby uses, including a solar farm, battery storage facility, electricity substation and Wessex Golf Centre.

 

It was explained that the development was proposed to come forward in four phases. Phases A and D formed part of the detailed application, while Phases B and C, together with the proposed primary school site, were submitted in outline. Plans illustrating the different phases were shown. It was advised that amended plans had been submitted in March 2026 and that revised plans received in June 2026 had addressed a number of concerns. As consultation on the revised plans remained ongoing, the recommendation was to delegate authority to grant permission subject to no new material planning considerations arising in response to the consultation period. Members were advised to assess the application on the basis of the revised plans.

 

The proposed masterplan was presented, together with examples of house types, elevations, and floor plans, demonstrating a variety of designs and materials. Four apartment blocks were proposed, the largest of which would be three storeys in height. All dwellings would be constructed to Future Homes Standard requirements and would incorporate solar photovoltaic panels, electric vehicle charging points and heat pumps. Plans were shown which illustrated heat pumps across the development.

 

Detailed plans of the northern section of the site were shown, including parking arrangements to the front or side of properties and the relationship of development to the site's changing levels. Retaining walls were proposed to accommodate the steep topography, together with green corridors through Phase A. Visitor parking spaces would be incorporated within the streets and courtyards, including parking provision associated with the apartment blocks. Members were shown details of the proposed retaining structures, with northern retaining features consisting of walls with 1.8 metre fencing above and southern retaining features comprising 1.3 metre walls with 1.8 metre fencing. Illustrative images and sections demonstrated how these features would appear in practice and their relationship with neighbouring properties. A landscape plan showed green corridors, street trees, structural planting and a drainage basin on the eastern side of the development. A rendered street scene was also displayed.

 

It was explained that all dwellings would be served by parking, supplemented by visitor parking spaces. The majority of properties would be two storeys in height, with the exception of the larger apartment block. It was acknowledged that the height of some retaining features would need to be weighed carefully in the planning balance. Further site sections were presented, including worst-case scenarios illustrating relationships with neighbouring dwellings and proposed apartment blocks.

 

The landscaping strategy was outlined, including strategic planting to provide ecological connectivity, public open space linking rights of way, specimen tree planting, woodland planting and native shrub planting. An east-west green corridor through the site was proposed and was considered capable of serving both ecological and recreational functions. An Open Space Management Plan would be secured by condition. Additional areas of public open space, drainage features and land reserved for a future primary school were identified, with a design code for the school site proposed through condition.

 

Plans relating to Phases B and D, together with highway layouts for the central avenue and southern access, were presented. Members were shown extensive photographs from viewpoints across the site, illustrating access points, neighbouring properties, the significant changes in levels across the land, views towards the solar farm, and views from public footpaths around the site. Photographs also demonstrated the relationship between the proposed development areas and the surrounding landscape.

 

The key planning issues associated with the application were outlined. Concerns regarding design had previously been raised, but it was considered that the revised plans had significantly improved the scheme. The use of materials, building lines and boundary treatments was considered to create a more cohesive street scene. Previous concerns relating to embankments had been largely addressed, with conditions proposed to secure detailed design and construction information. While some concerns raised by the Urban Design Officer remained outstanding, particularly in relation to highways and the overlooking of parking courtyards, it was considered that these matters could be addressed by condition.

 

The impact on residential amenity was assessed, particularly in relation to the proposed retaining features, which could reach a maximum height of 4.8 metres. Whilst these features were not considered ideal, they would allow level gardens and access to dwellings and would avoid retaining structures being positioned directly at street level. It was noted that accommodating the site's levels in this way had resulted in a reduction in housing numbers, and that the impacts should be balanced against the benefits of delivering housing on the site.

 

Ecological matters were also addressed. Conditions were recommended to mitigate impacts on protected species and to retain dark corridors across the development. Although the Natural Environment Team had been unable to fully assess the likely effectiveness of some mitigation measures, additional wildlife corridors were proposed to maintain ecological connectivity. Bat and bird boxes would be secured by condition, together with a minimum of seven wildlife tunnels. A dormouse bridge would also be provided, with its location and design secured through condition. It was concluded that, with these mitigation measures in place, ecological concerns relating to east-west connectivity could be satisfactorily addressed.

 

Flood risk considerations were discussed in detail. The proposed drainage basins were shown on plans, with modelling demonstrating post-development flood scenarios. It was explained that the drainage basins would have a permanent maximum water depth of approximately 0.3 metres and would not require fencing. Following assessment, it was concluded that the development would deliver an overall betterment in flood risk terms and would not increase flooding on third-party land. The proposal was therefore considered acceptable on flood risk grounds.

 

One matter raised by Sport England concerned the relationship between the development and the adjacent golf course. A golf strike assessment commissioned by the applicant had identified a risk from two southern tees affecting part of the site. Various mitigation options had been explored, resulting in the removal of all housing and public open space from the area identified as being at risk. A condition was proposed requiring a strategy to address golf strike risks, with the affected area remaining inaccessible to the public.

Environmental Health had raised no objections regarding noise. Noise and fire safety matters had been considered through the battery energy storage application process, and the proposed residential development was considered acceptable in these respects.

 

It was advised that highways officers had raised no objections subject to conditions relating to site access, bus stops and a travel plan. Landscape Officer concerns had been largely addressed through revisions to the scheme and the provision of more meaningful public open space. Conditions would require full landscaping details to be approved. Plans relating to public rights of way were presented, including proposed diversions and new connections. Although a representation had been received recommending enhanced pedestrian links to Granby Industrial Estate, this was not considered necessary. Chickerell Town Council had expressed an interest in taking responsibility for the future management of open spaces within the development.

 

It was confirmed that conditions relating to land contamination were proposed and that no harm would arise to heritage assets. A condition requiring a programme of archaeological investigation and recording was also recommended.

 

Details of the proposed infrastructure contributions were presented, including financial contributions towards NHS services, education provision, Weymouth Swimming Pool and Willowbed Hall.

 

The Lead Project Officer concluded by outlining the benefits of the scheme. The proposal would deliver 328 dwellings on an allocated site at a time when the Council could not demonstrate a five-year housing land supply. Significant weight was attached to the provision of affordable housing, with the scheme delivering the policy-compliant level of 35%. Affordable housing would be distributed throughout the development and integrated with the market housing. Additional benefits included a new bus link, improved walking and cycling connections, enhanced connectivity with existing settlements and the provision of substantial and meaningful public open space. It was considered that the benefits of the proposal were not significantly or demonstrably outweighed by any adverse impacts.

 

Public representation was received in objection to the application from Esther Dadds. She expressed concern about the loss of greenspace in the area and the impact on wildlife and also believed that the proposal would result in the town of Chickerell extending to unacceptable levels.

 

The applicant, David Buczynskyj, spoke in support of the application. He noted that the proposal would provide homes on an allocated site, including a policy compliant level of affordable housing, equating to 115 affordable homes. The proposal also included community benefits, such as delivering key infrastructure, providing the site for a new school and generating investment into the area.

 

Cllr Clifford spoke as the ward member for the application. He expressed concern that the consultation period was still open and so statutory consultees could still object to the application. He also questioned whether new homes were needed in Chickerell specifically, given the Town Council and residents had concern that it was merging with Weymouth. Concerns were also raised about insufficient care given to protecting wildlife in the area and the lack of a health centre being provided by the scheme, which was the preference of the Town Council.

 

In response to public representations the Development Management Area Manager explained that parking provision on site was policy compliant; an application referenced by one speaker actually referred to the proposed allocation of the site in a previous Local Plan and since then the site had been allocated; in reference to the consultation period still being open, the committee would make a decision to delegate authority to officers to grant the application and if new planning considerations came forward the application would return to committee; there had been extensive engagement over ecology on the site and officers considered that concerns had been satisfactorily addressed through planning conditions.

 

In response to questions from members officers provided the following responses:

·       No comments had been received from the NHS in reference to the provision of a new doctor’s surgery.

·       Condition 24 secured connectivity to the wildlife corridor for hedgehogs.

·       An informal area of play as well as a Locally Equipped Area of Play (LEAP) to include 12 pieces of equipment was included in the proposal and highlighted on plans of the site.

·       The cycle paths on site would connect to the wider cycle network.

·       If new planning considerations came forward during the consultation period a decision would be made by officers in consultation with the Chair to decide whether the application would need to return to committee.

·       Maintenance for public open spaces was calculated through a formula and the Town Council had expressed they were keen to take on maintenance of the public open spaces on site.

·       The southern access would be considered the main access into the site and no more than 100 dwellings could be occupied before the construction of the access road was completed.

·       A condition was proposed that would agree timetables for the delivery of the phases of the development.

·       The proposal included the land for a new school rather than the school itself and it could be delivered either by Dorset Council or the Department for Education. The design code for the school was recommended on the basis that it was on an elevated site.

·       The attenuation ponds had been designed in relation to SuDS guidance and in this case because of the low level of permanent water on the site, fencing wasn’t being recommended.

·       Retaining features would restrict the movement of wildlife on the site, however it was considered that sufficient mitigation was provided in the form of wildlife corridors.

·       Heat pumps and solar panels were included in the scheme.

·       There had been no objection from the Lead Local Flood Authority and there was no detail about the siting of the buildings on the school site at this stage, however any future application for that site would have to be policy compliant.

·       When the Battery Energy Storage System (BESS) application was determined, future residents of this site were considered, and it was deemed acceptable.

·       Parking for the dwellings would be allocated and there would be unallocated parking for visitors.

·       All roads were designed to the standards that Highways would require and would accommodate two cars passing.

·       The Wessex roundabout was outside of the application site and it was not considered necessary to provide improvements to the roundabout.

·       Lower Putton Lane would provide a key pedestrian link to the site and there was a small section of that road without a footpath.

·       A traffic-controlled junction would allow children to access the school without having to cross the Wessex roundabout.

·       Permitted Development rights would restrict raised garden platforms and balconies.

·       Officers understood that the school in Chickerell had been oversubscribed in the past, however in the most recent year had not been oversubscribed.

·       A management company would maintain signage on site.

·       Chickerell Town Council had expressed interest in taking on maintenance of public areas and there would be a fallback position to go to a management company.

·       Drainage plans and flood risk data did take into account future projections of rainfall.

·       The school would only be provided if there was the need for it and the site allocated for the school couldn’t be used for any other use, unless a new application came forward.

·       The application site falls outside of the dark skies area and the Dorset National Landscape, so it was not considered necessary to restrict lighting.

 

The committee agreed to extend the meeting beyond three hours.

 

The meeting adjourned at 12:38 – 13:25

 

Cllr Northam returned to the Council Chamber at 13:27, as he was not present for the full debate he did not take part in the rest of the deliberation of the application and left the Council Chamber at 13:31.

 

Several members raised concerns with the application, in particular the lack of the provision of a health centre, as they agreed with the Town Council that health provision in the area was insufficient. However, officers explained that the NHS had not requested a health centre be provided on the site and so it was difficult to condition and the application would make financial contributions to the NHS.

 

It was proposed by Cllr Christopher and seconded by Cllr Taylor that the application be delegated to officers in consultation with the Chair to grant planning permission, with additional conditions requiring heat pumps/air conditioning and fencing around the drainage basins, a local connection clause for the affordable housing in the S106 agreement and subject to the amendments to two conditions as per the committee update sheet.

 

 

Decision: That

 

A)   That authority be delegated to the Service Manager for Development Management and Enforcement or the Development Management Area Manager Southern and Western Team, in consultation with the Chair of the committee, and subject to no new material planning objections being received to the amended plans the current subject of consultation to grant planning permission subject to conditions as set out in the appendix to these minutes and the completion of a Section 106 Planning Obligation under Section106 of the Town and Country Planning Act 1990 (S106 agreement) to secure the following:

·       No more than 100 dwellings to be occupied prior to the completion of the central avenue;

·       Provision of 35% affordable housing;

·       Financial contribution of £722 per dwelling towards NHS;

·       Financial contribution of £524.72 per dwelling and £357.77 per flat towards Chesil and the Fleet mitigation;

·       Financial contribution of £1,736.06 per qualifying dwelling (house or flat with 2 or more bedrooms), less land value discount of £482,000, towards primary education; plus a contribution towards SEND provision of £1,487.62 per qualifying dwelling, together with the transfer of land for the school;

·       Financial contribution of £22,524 towards sports pitches and training facilities;

·       Financial contribution of £106,413 towards Weymouth swimming pool;

·       The provision of 0.28ha of play space, which shall include two LAP’s, a LEAP, and informal play, together with the transfer of the land to Chickerell Town Council and a financial contribution of £411.84 per 2 bed unit; £587.34 per 3 bed unit; and £669.24 per 4+ bed unit; less land value discount of £98,800 towards play provision; a financial contribution of £420,000 towards maintenance, and to address the shortfall in play provision, a financial contribution of £50,000 towards enhancing the play facilities at Willowbed Hall and/or towards a skate park within the town;

·       Financial contribution of £348,532.80 towards open space maintenance, together with transfer of the land to Chickerell Town Council;

·       Financial contribution of £50,000 towards improvements to Willowbed Hall;

·       Financial contribution of £81,675.76 towards bus infrastructure; sustainable travel cards to be exchanged for 30 day bus ticket or cycle equipment; updating the walking and cycling maps;

·       Financial contribution of £20,000 towards the upgrading of footpath S16/23;

·       Financial contribution of £12,000 towards the upgrading of footpath S16/21. 

 

 

B)   That planning permission be refused for the reasons set out in the appendix to these minutes if the S106 agreement is not completed within 6 months from the committee resolution or such extended time as agreed by the Corporate Director for Planning, the Service Manager for Development Management and Enforcement or the Development Management Area Manage within 6 months from the committee resolution.