Agenda item

Full planning permission for the erection of 99 open market dwellings & affordable dwellings, a new doctors surgery, a replacement village hall, a car park, a new village green, new vehicular and pedestrian accesses and works to Warmwell Road. An outline application for the erection of 401 open market and affordable dwellings, the provision of 2.5ha of employment land, new vehicular and pedestrian accesses, roads, footpaths and cycleways, a car park for the proposed Site of Alternative Natural Greenspace (SANG) and 2 pumping stations; and a full application for the change of use of 22.4ha of land to Site of Alternative Natural Greenspace (SANG).

The Lead Project Officer presented the hybrid application for the development of 500 dwellings, a new doctors’ surgery, village hall, village green, car park, Suitable Alternative Natural Greenspace (SANG) and associated access arrangements. Members were advised that the Committee had previously resolved to grant planning permission and that work on the Section 106 Agreement had been progressing. During that period, a revised National Planning Policy Framework (NPPF) had been published in August, introducing new material planning considerations that needed to be addressed.

 

It was explained that one new material consideration related to wildfire risk, which had not been assessed as part of the original application or by the Fire and Rescue Service. A further update related to a minor amendment to the Section 106 heads of terms concerning education provision. Since publication of the committee report, the Council had also published a Housing Needs Assessment, which was considered to be a material consideration. Having reviewed the proposed housing mix against the findings of the assessment, officers considered the housing mix remained appropriate. A number of planning conditions had also been updated.

 

An overview of the site, located to the south of Crossways, was provided. The site was outlined on a map, with key surrounding features identified. The development wrapped around the existing business park, while the Warmwell Holiday Park lay to the west. Moreton railway station was noted to be approximately 850 metres away, with Crossways Surgery and a number of residential developments located to the north-west and west.

 

An aerial photograph showed that the majority of the site comprised agricultural land, with areas of woodland both within and surrounding the site. It was noted that these woodland areas had contributed to the need to assess wildfire risk. Members were advised that the site was not located within a National Landscape but did fall within the Poole Harbour catchment area. The land formed part of an allocated mixed-use development site within the adopted Local Plan, and the Defined Development Boundary (DDB) for Crossways had been extended to include the site. The proposed SANG was located adjacent to the settlement. It was also noted that the site was excluded from the Community Infrastructure Levy (CIL) charging schedule, with extended Section 106 obligations proposed to compensate.

 

Photographs of Warmwell Road, the site entrance, the existing village hall and the Spitfire Club were shown. The detailed component of the application comprised the new doctors’ surgery, works to Warmwell Road, 99 market and affordable dwellings, and a car park associated with the SANG. The remainder of the residential development would come forward through later phases.

 

The illustrative masterplan was presented, with the detailed element outlined in red. Community infrastructure was located to the north of the detailed section, while the remainder of the site was proposed for residential development. Building heights would range between two and three storeys and a variety of materials, including brick, render and clay roof tiles, would be used across the development.

 

It was explained that wildfire risk had not been considered during the original determination of the application. Following publication of the revised National Planning Policy Framework, the applicant had been required to submit a wildfire statement addressing the relevant policy requirements. A series of revised conditions had subsequently been drafted to mitigate wildfire risks.

 

Condition 27, relating to the Construction and Environmental Management Plan, had been expanded to require practical measures to reduce fire risk during construction. Condition 28, concerning the Landscape and Ecological Management Plan, had been amended to secure measures aimed at reducing wildfire risk during the operational phase of the development. Condition 41 would remove permitted development rights for fences serving plots 84, 85 and 99. A new Condition 42 had also been added, requiring details of high-volume fire hydrants to be submitted and approved prior to the occupation of development phases located within or adjacent to the SANG. It was advised that the site layout itself incorporated firebreaks and other measures designed to reduce wildfire risk.

 

The agent for the application, Richard Osborn spoke in support of the application. He stated that the committee had recently resolved to grant planning permission for the scheme, which would provide affordable homes as well as infrastructure benefits.

 

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

·       The Flood Risk Management team had been consulted and did not object to the proposal subject to a Surface Water Management Scheme at the reserved matters stage.

·       Surface water flood risk could be mitigated against through appropriate strategy.

·       Low carbon renewables hadn’t been specified in the application, however all new homes built would have to comply with building regulations.

·       Details of the fire hydrants would be required and it would be necessary for them to be maintained after installation. Once details were submitted the Local Planning Authority could consult with the Fire and Rescue Service to ensure that they were suitable.

·       There was requirement for nutrient neutrality credits as well as for only phase 1 of the development to come forward before 2030 to limit the impact on Poole Harbour. Taking the land out of agricultural use would also reduce the impact of the land on Poole Harbour.

·       Permitted development rights would be removed for 3 units to ensure that the boundary treatments between the site and the woodland remained in place for those 3 plots.

·       The application was not subject to biodiversity net-gain requirements as it was submitted before the requirements were brought in and it was not considered reasonable to go beyond the legislation to require biodiversity net-gain.

·       The new doctors surgery would be provided for NHS use, it was not known exactly how it would be used when in operation.

 

It was proposed by Cllr Northam and seconded by Cllr Wheller that the application be granted in line with the officer’s recommendation.

 

Decision:

 

That authority be delegated to the Service Manager for Development Management and Enforcement and the Area Manager Western and Southern Team to either:  

          A) GRANT planning permission following completion of a S106 Planning Obligation to secure: 

·       35% of the units as affordable housing with 50/50 tenure split between affordable/social rented and shared ownership/low cost ownership housing.

·       Education contribution of £6,951.12 per qualifying dwelling (house or flat with 2 or more bedrooms) index linked, broken down as follows for each qualifying dwelling:

§  £19.50 – Early Years Provision

§  £5,444.00 – Primary, Secondary & Post 16 Education

§  £1,487.62 – SEND Education Provision

·       Provision of a minimum of 22.4ha of suitable alternative natural greenspace (SANG) with a maintenance contribution (to be determined) and supporting funding provisions (SAMM). SANG to be delivered prior to the occupation of Phase 1 and managed in accordance with the SANG Management Plan and Fallow Management Plan.

·       Only Phase 1 to be commenced prior to 2030.

·       Air quality contribution of £25,000 (index linked) to mitigate adverse air quality impacts on heathlands.

·       Highways contributions of £467,000 (index linked) towards off-site highway works to include an improve link between Old Farm Way and Warmwell Road, improved pedestrian crossing facilities at the junction of Warmwell Road and Dick O’ Th’ Banks Road, and 1 x replacement bus shelter with real time traffic information.

·       Provision of a minimum of three no. Locally Equipped Areas for Play (LEAPs) and financial contributions towards maintenance of the proposed LEAPs.

·       Provision of village hall and associated indoor sports provision.

·       Provision of a minimum of 2.5 hectares of employment land for use within Use Class B.

 

and subject to the conditions listed in the appendix to these minutes.

  

          or B) Refuse permission for the reasons set in the appendix to these minutes if the Section 106 agreement is not completed by 14 April 2027 (within 6 months of the committee) or such extended time as agreed by the Service Manager for Development Management and Enforcement and/or the Area Manager for the Western and Southern Team.