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 outline application for up to 328 dwellings. Members were reminded that the application had previously been considered in July; however, the consultation period had not concluded at that time and further material planning considerations had subsequently arisen.

 

The proposed development was outlined, which would be delivered in a number of phases. An updated masterplan was presented, together with illustrative house designs showing a range of materials. The dwellings would incorporate south-facing roof slopes designed to accommodate solar panels and would include air source heat pumps, in accordance with the Committee’s previous decision. The site was shown divided into several development parcels, with a cycle link running through the scheme. Strategic planting corridors extending from north to south were proposed to provide wildlife connectivity. Computer-generated images were presented to illustrate the appearance of the proposed street scenes.

 

Plans of the central section of the development were shown, including a segregated footway and cycleway. Due to the sloping nature of the site, retaining features would be required in certain areas to manage level changes. Sections illustrating the proposed retaining structures and the relationship with neighbouring properties were shown. Green corridors and planting throughout the development would soften the appearance of the internal street scene.

 

Further site sections demonstrated the relationship between the proposal and existing neighbouring properties. The southern part of the development would incorporate boulevard-style planting and areas of open space to the west and south. A further computer-generated image illustrated the intended character of the completed development. An east-west green corridor would be provided to the south of the site, forming a public open space link that was considered to contribute positively to the character of the area.

 

Plans relating to Phase B and the central avenue were presented, including highway layouts extending south through the site. Numerous photographs of the site were also shown, including views from the northern access, views looking north and west across the upper field, the smaller parcel of land near Mariners Way and views looking south from the public footpath. Additional photographs of the north-eastern field, proposed school site and views from the existing settlement towards the site illustrated the site's sloping topography and relationship with surrounding development.

 

It was advised that the design of the scheme was considered acceptable. The impact on residential amenity had been assessed and reported previously, with a balance struck between avoiding retaining features at street level and facilitating the delivery of the development. Ecological measures included the provision of wildlife corridors, together with bat and bird boxes throughout the scheme.

 

Flood risk had been assessed through a combined drainage strategy. Sections of the proposed drainage basin were shown and were considered compliant with Sustainable Drainage System guidance. Post-development flood modelling indicated a small increase in flooding around the adjacent golf course, but this was considered acceptable and did not justify refusal on flood risk grounds.

 

Concerns raised by Sport England regarding golf ball trajectories from the adjacent golf course were addressed and plans illustrating the areas potentially affected were shown. The relationship between the development and nearby uses, including the battery energy storage system, had also been assessed and it was concluded that the battery storage facility would not pose a risk to future residents.

 

Highway matters were discussed, with it noted that no more than 100 dwellings could be occupied before completion of the main avenue through the site. Concerns previously raised by the Landscape Officer had been addressed through amended plans. No objections had been raised in relation to land contamination, and archaeological assessments had concluded that there would be no unacceptable harm to heritage assets.

 

The various infrastructure contributions proposed through the Section 106 Agreement were outlined, including contributions towards NHS services, sports pitches, primary school provision, wider infrastructure improvements, footpath upgrades, play facilities and Weymouth Swimming Pool.

 

Members were advised of the changes since the application had last been considered by the Committee. Additional representations had been received, raising what were considered to be new material planning considerations. The publication of a revised NPPF in August and the Housing Needs Assessment in September 2026 were also noted. The recommendation now included two additional planning conditions. A late representation concerning the boundary treatment adjoining Mariners Way had been received, although this was not considered to raise any new planning issues.

 

Public rights of way were discussed in detail. Plans showed existing footpaths and those proposed to be upgraded. The improved routes would provide east-west and north-south connectivity through the site. The rights of way improvements would be secured through the Section 106 Agreement. The principal footpaths would have a width of two metres, together with one-metre grass verges on either side. Final details of the routes and associated landscaping would be secured by condition. It was noted that separate legal procedures would be required for any diversion or amendment of existing public rights of way and that these matters could not be dealt with through the planning application itself. A separate pedestrian and cycle route would be provided along the spine road and it was not considered necessary to upgrade a nearby right of way as requested by some representations.

 

The proposed distribution of affordable housing across the site was shown. Whilst the mix did not align exactly with the findings of the newly published Housing Needs Assessment, the Housing Enabling Team did not object to the proposal.

 

In concluding, the Lead Project Officer advised that the weighting applied under the NPPF remained unchanged from the original recommendation. Significant weight was attached to the benefits of bringing forward housing on a key allocated site. Additional benefits included the provision of a primary school site, affordable housing, a bus link, and strong walking and cycling connections.

 

Public representations were received in opposition to the application from Esther Dadds and Mark Ellis. They raised concerns with the application including the impact on local wildlife, the impact on existing residents, concern over who would manage the hedges adjacent to public footpaths and the additional strain on local infrastructure.

 

The agent for the application, Dave Buczynsky, spoke in support of the scheme. He explained that the application would deliver vital local infrastructure as well as 115 affordable homes.

 

Officers provided the following responses to members questions:

·       A condition was proposed to address potential archaeological finds on the site.

·       No properties were proposed to be built within flood zones 2 and 3.

·       Further explanation on which footpaths were set to be resurfaced and which were to be diverted was provided.

·       A photograph of the existing timber fence on the Mariners Way boundary was shown and it was explained that an additional hedge would be provided along the boundary.

·       A 2m footpath width was considered best practice to accommodate people with different needs, such as wheelchair users.

·       The proposal would include a spine road with segregated footpath and cycleway that would connect to the Chickerell Link road and allow access to the Granby industrial estate.

 

Cllr Bawden proposed a condition to require the resurfacing of footpath 24 on the basis of providing better connectivity to the Granby industrial estate. After it was explained that the spine road would provide a link to the industrial estate from the development the proposal was withdrawn.

 

It was proposed by Cllr Northam and seconded by Cllr Bawden, 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 or the Development Management Area Manager Southern and Western Team to

A)   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, with a local connection clause;

·       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 be offered 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 at 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. 

Or

 

B) Refuse planning permission 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 Service Manager for Development Management and Enforcement or the Development Management Area Manager Southern and Western Team.  The reasons for refusal for failure to secure the necessary obligations are set out in full at the end of this report.