Agenda item

To consider a report of the Chief Planning Officer on the current position on the following proposal

Application 14/05481/OT – Outline application for residential development (maximum 300 units) together with other uses and revised landscaping – Position statement

And seeking approval for the variation of condition 4 (floor space) of approval 12/03886/OT and a revised masterplan to approved application 12/03886/FU for a major mixed use development at Thorpe Park

(report attached)

  Prior to consideration of this matter, Councillor R Procter left the meeting

Plans, photographs, graphics, artist’s impressions and images of similar schemes in Salford and York were displayed at the meeting.  A  Members site visit had taken place earlier in the day

  Officers presented a report which outlined the current position in respect of proposals for a residential and mixed use development of up to 300 dwellings at Thorpe Park, together with a revised masterplan and landscaping details

  Members were informed that there were no changes to the uses/mix of the retail element, although the retail element which been proposed for the corner of the site had now been removed, with Officers being more comfortable about this revision

  The layout of the residential units had been amended to take into account TPO trees and would provide generous amounts of landscaping.  The proposed addition of residential accommodation into the site would create an opportunity for creative design, whilst still ensuring the site felt part of Thorpe Park

  In terms of consultation responses, Network Rail had lodged an objection but it was felt this was based on a lack of understanding how the proposals linked and that Officers would go back to Network Rail with further information so they could revisit their comments

  Objections had been received from the Cross Gates Residents’ Association and these would need to be considered in greater detail

  On the S106 contributions, it was reported that the Developer was happy to meet the Council’s normal requirement on Affordable Housing and Education (both primary and secondary).  Regarding public open space provision, Officers considered it was not necessary to provide more POS however it would be appropriate to look at the nature of the POS on the site and what facilities could be provided within this, due to the introduction of housing

  The Panel discussed the proposals, with the main issues relating to:

·  the amount of housing proposed for the site and whether this would increase.  Officers considered this was not likely to increase in view of 300 dwellings being the maximum number which could be constructed off a single access and if provided elsewhere, the accommodation would have to be flats.  The Chief Planning Officer stated that Thorpe Park was an important office location and to further dilute the office use would not be of benefit

·  that the proposals afforded the opportunity to design in infrastructure such as education and health provision

·  the area proposed for housing, with concerns this was isolated and the possibility of creating a footbridge over the railway to link this into the adjacent residential development.  Members were informed there were no proposals for such a link but that the proposed residential community would add to the mixed uses at Thorpe Park, so in that sense, the new residential community would not be isolated

·  drainage details and the need for balancing ponds to be appropriately designed with children’s safety in mind

·  the boundary treatment of the west of the residential accommodation; the view that the estate and park should merge, rather than a harsh boundary being sited at this location

·  that the location presented an opportunity for a mixed-use scheme which included housing, however a unique approach should be taken to house design rather than the standard volume house builder types

·  that to maximise the benefit of views, that balconies should be considered, especially for those dwellings which would overlook the greenspace

·  the need for the discussions on greenspace to be linked to the ongoing discussions on site allocations to ensure there was continuity of greenspace

·  the need for a detailed application to be drawn up as soon as possible

·  the importance of being innovative and creative when considering play areas and equipment and to consider also the provision of exercise equipment for use by the community

·  that the site could be designed to be award winning and that a bespoke development was required

·  the siting of an office use in the eastern corner of the site and the appropriateness of this.  The Chief Planning Officer stated this was located next to a railway line; there were limitations on the number of dwellings which could be accommodated in this area and there was a question as to what else could be sited at this point, as a significant building which had presence would be needed

·  the need to include more greenspace in the office/retail element of the site

·  linkages to Green Park, which would become a major attraction and that a footbridge over the railway line would be of benefit.  The Chief Planning Officer accepted that joining up the greenspaces from the different sites was important and that the introduction of CIL could provide funding for a pedestrian link over the bridge going forward, if this was considered necessary

In response to the specific questions raised in the report, the Panel

provided the following responses:

·  that Members were minded to support the proposed development of zone B for a maximum of 300 dwellings in principle

·  to note Members’ comments relating to how Officers were intending to deal with the S106 ask relating to the housing component

·  that Members were supportive of the proposed variation in the changes proposed to the quantum of uses

·  to note the concerns raised about the siting of an office block in the eastern corner of the site and to welcome alternative uses such as a nursery etc, although these would require more thought

·  that Members were satisfied with the overall design concept and layout for Central Park and the perimeter landscaping although further information was required on the provision of balancing ponds in this area

·  to note the need for the MLLR to be in place relative to the current application for housing

The Chair suggested a site visit to the residential development at

Derwenthorpe, York, images of which had been displayed at the meeting, and for this to be opened up to all Members of the 3 Plans Panels

  RESOLVED – To note the report and the comments now made and that the Panel’s Lead Officer bring forward dates for a Members’ site visit to the Derwenthorpe development in York