Minutes:
With reference to minutes 123 and 124 of the City Plans Panel meeting held on 9th May 2013, where Panel approved in principle outline applications for residential developments on land at Royds Lane, Rothwell and Fleet Lane, Oulton, Members received further reports of the Chief Planning Officer setting out the proposed S106 Agreements in respect of both of the applications, for Panel’s consideration
Mr Newbury, Area Planning Manager, presented the reports and informed Panel that the terms of the proposed S106 Agreements did meet planning policy requirements in terms of the sums of money being offered and the percentage of affordable housing being provided. Members were informed that the wording of the S106 Agreements closely followed the standard model and that these would be checked by Legal Services
In respect of the phasing and timing of contributions, it was not unusual for contributions to be requested up front, although on some sites, e.g. very large sites or brownfield sites, contributions might be phased
For these sites, the LEA had indicated a strong preference for the education contributions to be provided in full at the start of the development, in order to address the pressure on school places in the area. A response to this request was awaited from the developer, although Members views on this was sought
In relation to the discussions at Executive Board and the last City Plans Panel meeting about the need for extra care accommodation in this area, with the possibility of a commuted sum being provided in lieu of affordable housing provision, as a contribution towards provision of extra care accommodation, Ward Members views on this had been received, with the response being read out to Panel
Whilst accepting there was a need for such accommodation, there was also an urgent need for affordable housing and Ward Members were of the view that these developments should provide 15% affordable housing on site
Concerning off site highway works, Officers had discussed these with the applicant who had agreed to fund all of the relevant off site highway works. Members were advised that this would be dealt with by condition, with the developments not commencing until the off site highway works had been carried out
In respect of the application on Royds Lane, a minor correction was made on page 23 of the submitted report to specify the number of dwellings to be limited to no more than 90 houses and not 80 as indicated
Discussions about the S106 Agreements would continue, with Ward Members being informed throughout the process to ensure the Agreement met Ward Members’ concerns
Members commented on the following matters:
· the preference of the local Ward Members for Affordable Housing to be delivered and that this request should be accepted
· that extra care housing was needed but that an external provider was needed for this and that consideration had to be given to the needs of the city as a whole
· concerns about the change of policy; that Plans Panels should have considered the Housing Delivery report and that developers were not being asked to contribute anything more in return for being able to develop PAS land
· that the education contribution should be provided up front. On this matter, the Chief Planning Officer stated that this would be an issue for the applicant and that there could be cash flow issues which prevented up front payment, however, this could be discussed further, with Ward Members being informed of the outcome
· that in terms of priority, that the education contribution should be higher than the greenspace contribution
· whether the secondary education contribution would take into account a likely increase in the school leaving age. Panel was advised that the calculations for the secondary education contribution would not include provision for an increased school leaving age
Members considered how to proceed and the Chair urged Officers to
secure the best possible outcome on both of the sites and that approval could be delegated to the Chief Planning Officer, unless a significant issue arose whereby the application(s) should be referred back to Panel for determination
RESOLVED –
Application 12/03400/OT – Outline application for residential development on land at Royds Lane, Rothwell
Following the resolution of the City Plans Panel of 9th May 2013 (minute 123 refers) to approve the principle of this residential development subject to conditions, to note the report, the comments now made and to agree an additional condition relating to the provision of off site highway works before commencement of the development and to defer and delegate to the Chief Planning Officer the completion of the Section 106 Agreement (in consultation with Ward Members) to cover the matters referred to below and the subsequent issuing of the planning permission:
· provision of 15% affordable housing provision on site
· greenspace contribution - £96,297.09
· public transport infrastructure - £110,339
· travel plan management fee - £2,500
· residential Metrocard scheme - £38,728.80
· education contribution - £428,743
· local training and employment initiatives during the construction of development
All the financial contributions are index linked. In the circumstances where the Section 106 has not been completed within 3 months of the resolution to grant planning permission, the final determination of the application shall be delegated to the Chief Planning Officer, unless a significant issue arises, whereby the application be referred back to Panel for determination
During consideration of this matter, Councillor R Procter joined the meeting