Agenda item

Application Number: 2/2018/0379/OUT

Develop the land by the erection of 28no. dwellings including a Local Area of Play, surface water attenuation feature and highway improvements to Tin Pot Lane (outline application to determine access and layout).

The Area Lead Senior Planning Officer started by introducing these two proposals for development both of which would be accessed off Tin Pot Lane.  In addition to issues relating to the Lane, both had mature trees that would be affected by the proposed development. The sites were on the Cranborne Chase Area of Outstanding Natural Beauty, and would be affected by the Blandford Industrial Estate immediately to the south of the Lane.  These sites were not selected in the Blandford Neighbourhood Plan for potential housing.  In respect of the landfill situation this could potentially be overcome as there was always an engineering solution.

 

He also highlighted that Tin Pot Lane had no record of accidents and was fit for the purpose of providing access to the Clump Farm Industrial estate which had no prospect of expanding.  It was only the proposal of additional traffic on the Lane that required the improvements being proposed in these two applications.

 

Application Number: 2/2018/0379/OUT

The proposal was to develop the land by the erection of 28no. dwellings including a Local Area of Play, surface water attenuation feature and highway improvements to Tin Pot Lane. 

 

It was considered to be a high density development that would have a cramped layout.  Three storey houses were required along the south-eastern boundary to prevent noise disturbance as set out in the applicant’s noise assessment.  This also would require all windows on this elevation to be fixed shut.

 

A quote from the Tree Officer regarding the two sites was read out to members.

 

The Area Lead Officer concluded by saying that in the Planning Balance exercise it was considered that the detrimental impact to the environment was so great a to outweigh any social or economic benefits from the scheme.

 

The Highways Authority noted that there were no safety issues on Tin Pot Lane to require it to be upgraded, it served its purpose to require access to the units. The proposed upgrades did not include any more laybys or pull ups.

 

The Highways Officer advised that Tin Pot Lane was a light traffic road serving a relatively small industrial estate and access into the site could be secured.  He felt they could accept the plan on highways matters.  It was highlighted that without the proposed houses Tin Pot Lane would not need to be improved. There was no scheme within Dorset Council to carry out any improvements to Tin Pot Lane.

 

Speakers:

Traci Hanford, on behalf of the businesses on the Clump Industrial Estate

Ms Hanford was a former district councillor for the area, and the proposed development had always had her full support.  She read out a couple of letters from local businesses on the Clump Farm Industrial Estate who had support for the application. She highlighted the state of the lane and a number of potential misses in respect of accidents.  Dog walks on a narrow lane were also highlighted. There was support from local businesses and members of the public, they needed the road to be upgraed and they feel it was particularly dangerous.

 

Mr M Page

A resident of Blandford Forum. He felt it was important to see sympathetic development. He highlighted the desire to improve the lane and felt it was an accident waiting to happen.  He did feel that the planning officer had over exaggerated the points and felt the development would be a small cost to the environment.

 

 

Cllr Byron Quayle

Highlighted that he had taken on board what the planning officer had put forward.  In 2018 he objected to this application but now felt that Tin Pot Lane was an absolute disaster, caused by a previous planning debacle by the then North Dorset District Council.  The development had the support of local businesses and residents.  He was now totally in support of this application following discussions with the applicant.  Children used this route to get to school. He was struggling to understand how this lane was adopted. He felt the proposed development would be a benefit to the people of Blandford and asked members to support this application.

 

Agent: Jo Tasker from Ken Parke Planning Consultants

Both sites were alongside each other in a sustainable location, close to local services. Officer report recommends refusal primarily as in an AONB but was in fact on the edge of this area. The character of the AONB was both open and residential.  She made reference to a letter which had been sent to members and felt confident that the development would be a benefit to the area rather than harmful.  The site was very well screened. There would be some loss of trees to create access but there were plans to provide more. The shortage of housing land in the area was highlighted.  She felt there were significant benefits in terms of the development and this was only an outline application so there would be an opportunity for amendment.

 

The Area Lead Officer highlighted the planning balance in respect of the AONB which was correct as stated in the report. He described the proposal as a very dense proposal and reiterated that Tin Pot Lane, as an adopted highway, was the responsibility of the Highway Authority.

 

In respect of the Neighbourhood Plan, officers advised it had been through examination and the examiner’s report had been received. The Neighbourhood Plan could now be given more than moderate weight as it was proceeding to referendum subject to the Portfolio Holder setting a date.

 

Cllr Jones felt that he speakers supported this as they wanted improvement to Tin Pot Lane and asked why this had not been done.  Officers advised that Tin Pot Lane was an adopted highway and was therefore the responsibility of the Highways Authority.  The highways officer confirmed they were not seeking to widen the whole of the lane but could justify mitigation measures in terms of footfall and the number of vehicles. Lack of finances was highlighted as a reason for why the lane had not been improved.

 

Following a question about whether a pedestrian count had been carried out, the highways officer advised it had been and that a manual survey was carried out previously.

 

Cllr Pothecary felt that the occupants of Clump Farm industrial Estate were victims of their own success and were mostly concerned about the road.  She felt the prospect of the development goes against anything members were here for and could not support approval of this application.  The thought of closed windows was not ideal.

 

Cllr Ridout understood the argument about highways improvement but this must not impact on the AONB and would not support approval.

 

The Vice Chairman expressed concern about noise and having to live with permanently closed windows.

 

Cllr Fry had sympathy with the people struggling with the lane and hoped that something could be done to rectify this but could not support the development.

 

Cllr Jones felt that something could happen on this site but not to this density.

 

Members felt that the road improvements needed to be taken elsewhere to address.

 

Proposed: Cllr Les Fry

Seconded: Cllr David Taylor

 

Decision: Accept the Officer recommendation to refuse planning permission. Members requested that officers from the Highways Authority look at the issues on Tin Pot Lane.