Agenda item

To consider a report by the Head of Planning.

The Committee considered application 6/2019/0530 for a Change of use of land to Suitable Alternative Natural Greenspace (SANG) & associated car park at land off Flowers Drove, Lytchett Matravers, the site being located within the Green belt. Permission was being sought to change the use of agricultural land to a SANG and a car park for 8 cars, proposing for there to be management of the site by way of mown paths, benches, signage, a new pond and hedgerow and planting enhancements. Existing ponds will be fenced and retained and mature trees on the site would be retained. The intention was that the SANG would provide mitigation for future residential development elsewhere within Lytchett Matravers – with a future proposed development of some 150 houses in the near vicinity being identified in the emerging Purbeck Local Plan.

 

This proposed SANG would provide the capacity to mitigate the impact of the net increase in residential units on the heathlands from these developments. A S106 obligation would be required as part of this application which would ensure the management details of the SANG and its provisions were associated with the allocated housing development.

 

The provision of the SANG was considered vital for the strategic allocation within Lytchett Matravers of the 150 dwellings proposed to be allocated under the emerging Purbeck Local Plan, under Policy H6, and would enable this contribution to housing to be made, which would significantly add to the Council’s housing land supply.

 

Natural England considered that the effect of this increase in housing provision a relatively short distance from protected heathland would have a significant effect on Dorset's lowland heathlands from the activities of its residents. Management and mitigation of this was considered necessary to divert recreational activity away from heathland, with the Provision of SANGs being one of the key tools in mitigating the adverse impacts on Dorset heathland. The proposed SANG would also provide access to a new public open space to residents and visitors.

 

The proposed SANG would be located on land designated as Green Belt, with the National Planning Policy Framework (NPPF) advising that local authorities should plan positively to enhance the beneficial use of the Green Belt this proposal would go  some considerable way to doing that, in providing opportunities for further access into the Green Belt and opportunities for outdoor recreation, encouraging activities that were consistent, and beneficial, to its purpose - safeguarding the countryside from encroachment - and essential characteristics - its openness.

 

With the aid of a visual presentation, officers provided context of what the main proposals, principles and planning issues of the development were; why it was necessary and what it was designed to achieve – in providing an attractive, accessible alternative to protected heathland; what benefits it would bring; how it was to be managed; how it would look; and what this entailed. Plans and photographs provided an illustration of the location; what works were necessary to provide the car park; access arrangements; and its setting within the village and wider landscape - which was incorporated within the Green Belt. The characteristics and topography of the site was shown and its relationship with residential properties; amenities and the highway network. Views into the site and around it were shown, which provided a satisfactory understanding of what the application entailed.

 

Officers confirmed that there would be limited impact on the Green Belt from this modest car park, but was nevertheless necessary to accommodate parking needs that would arise when the SANG was established. It was noted that the only physical works are paths and the car park area. The latter will facilitate the parking of vehicles which will have some impact on openness but it was argued that these would be limited by the modest size of the car park, the transitory nature of the parking and surfacing. Any impact is outweighed by the public benefits of securing the land as public open space and, in the future facilitating allocated housing development by mitigating impact on the heathland.  

 

Formal consultation had generated an objection from Lytchett Matravers Parish Council on the grounds that the SANG would be too distant from the new development to be effective and serve the purpose for which it was designed; was not large enough to be an attractive alternative to current practice, with the route around it being of insufficient length to be of benefit to a SANG. They also raised concern at the need for a car park given that it was designed for local use and with their needs in mind. It was suggested that those requiring a car to access the site already had plenty of alternative, spacious and popular locations available to visit should they so wish, with this site seemingly being of little attraction to them. In any event, additional car use should be discouraged.

 

Much of the third party objections received echoed these sentiments, adding that establishing a SANG would go a long way to justifying development and the additional need for amenities this would bring; the fundamental characteristics of the green belt would be compromised/adversely affected; there were already popular, alternative and more attractive open spaces to use; and that the site was too remote from the village to be of benefit and, even if it were used, would generate additional unnecessary traffic movements.

 

The Committee were then notified of those written submissions received and officers read these direct to the Committee - being appended to these minutes. Having heard what was said, officers responded to some of the pertinent issues raised, being confident that each one could be addressed by the provisions of the application.

 

The opportunity was given for members and particularly one of the 3 local ward members – Councillor Alex Brenton - to ask questions of the report, presentation and what they had heard, in seeking clarification of the adequacy and suitability of the SANG – and its relative distance -  to meet the needs of the proposed development; how it would be used;  the need for a car park and how this was to be maintained and managed, excess traffic generation and its associated speeds, provision for cycling and of dog bins.

 

Officers addressed the questions raised providing what they considered to be satisfactory answers. Natural England considered the size of the SANG to be acceptable and suitable for the needs to be met, with the applicant allowing the whole site to be used as well as the formal paths; the size of the SANG and its characteristics was considered relative to the size of the development and the activity it was likely to generate; the S106 would govern how the site and the car park were managed and maintained and would be the developers responsibility; the SANG would only be necessary at the advent of the development being put forward; the car park would alleviate the need for unregulated parking and turning; cycling was provided for by conditions with bike parking provision, as necessary; dog waste bins could well be included , by condition; a high barrier  was proposed to discourage inappropriate use; traffic management and excessive speeds was not considered to be an issue, but collaboration with Dorset Police would manage this.

 

Members, including the local ward member, considered these to be satisfactory in their better understanding of the application and considered the SANG would complement the upcoming development in proving a necessary open space for activities to take place and serve to act as an acceptable and attractive alternative in relieving any unnecessary pressure from the nearby Dorset heathland.

 

The benefits of a SANG were acknowledged by members in that they were an established way to mitigate the impact of new residential development upon protected areas and would increase connectivity of green infrastructure and natural habitats within Purbeck, expanding the Council’s Green Infrastructure by accessing areas of land which were previously restricted by agricultural use.

 

Having had the opportunity to discuss the merits of the application, having understood what was being proposed and the reasoning for this; having taken into account the officer’s report and presentation, the written representations; and what they had heard at the meeting, and having received satisfactory answers to questions raised, the Committee were satisfied in their understanding of what the proposal entailed and the reasoning for this and, on that basis – and being proposed by Councillor Shane Bartlett and seconded by Councillor Brenton, on being put to the vote, the Committee agreed unanimously that the application should be approved, subject to the conditions set out in the relevant paragraph of the report.

 

Resolved

That planning permission be granted for application 6/2019/0530, subject to conditions and completion of Section 106 Agreement.

 

Reasons for Decision

• Para 11 of the National Planning Policy Framework (NPPF) sets out that

permission should be granted for sustainable development unless specific

policies in the NPPF indicate otherwise.

• The provision of the SANG is vital for the strategic allocation within

Lytchett Matravers of the 150 dwellings proposed to be allocated under

the emerging Purbeck Local Plan under Policy H6 and would enable the

contribution of housing which would significantly add to the Council’s

housing land supply.

• The use is appropriate in the Green Belt.

• The proposals could effectively address recreational impact upon the

nearby heathlands.

• The location is considered to be sustainable and the proposal is

acceptable in its layout and general visual impact.

• There is not considered to be any significant harm to neighbouring

residential amenity.

• There are no material considerations which would warrant refusal of this

application.