Agenda item

To consider a report by the Chief Planning Officer which sets out details of an outline planning application with all matters reserved except the means of access for the creation of a new community comprising up to 1,100 dwellings, a new food store (A1) (up to 2,000sq.m) a new local centre (A1-A5 and D1 and D2) (up to 1,300 sq.m), a new school and areas of public open space, together with the means of vehicular access at land to the east of Junction 45 of the M1 Motorway and to the south of Pontefract Lane, Leeds.

(Report attached)

The Chief Planning Officer submitted a report which set out details of an outline application with all matters reserved except the means of access for the creation of a new community comprising up to 1,100 dwellings, a new food store (A1) (up to 2,000sq.m) a new local centre (A1- A5 and D1 and D2) (up to 1,300sq.m), a new school and areas of public open space, together with the means of vehicular access at land to the east of junction 45 of the M1 Motorway and to the south of Pontefract Lane, Leeds.

Site photographs and plans were displayed and referred to throughout the discussion of the application.

Addressing the proposal the Chief Planning Officer highlighted the following:

·  The site is currently identified as employment land in the development plan but in the Aire Valley Leeds Action Plan which is due to be examined in January 2017 is now proposed as housing

·  The land was classified as greenfield following its restoration back to agricultural use following opencast coal mining operations

·  Colton Beck runs through the middle of the site and Skelton Lake is to the south west, with the River Aire and Calder navigation corridor running some distance away to the south of the site. The site at various points is within flood zones

·  Site will include a number of water features to alleviate flooding issues

·  Construction of a bridge to south

·  No statutory consultees had objected to the proposed form of development

·  The adjoining landfill site operated by Biffa would remain operational until April 2018 with restoration works ongoing until April 2023

·  4m high acoustic barrier to be provided

·  Air quality monitoring to be undertaken

·  Ecology links to other areas of greenspace/ lakes

·  School provision – the reservation of sites for primary and secondary schools and a cash contribution to the primary school triggered at the occupation of 300 dwellings as part of the Section 106 Agreement

·  Sustainability – Proposed district heating network

The Panel then heard from representatives of the Oulton and Woodlesford Neighbourhood Forum & the Oulton Society who were concerned about the proposal to use Pontefract Lane as an access route and the potential for increased traffic and for rat running to /from the motorway.

The Panel also heard from the applicant’s agent and also the developer who reported that the proposal was the subject of a pre-application presentation to City Plans Panel on 17^th December 2015, and Position Statement presentation to City Plan Panel on 8th September 2016, on each occasion the application was modified to reflect the views of the Panel.

Responding to the highways concerns raised by the representatives of the Oulton and Woodlesford Neighbourhood Forum & the Oulton Society, it was reported that highway issues would be controlled by the use of traffic regulation orders.

In response to Members questions and comments, the following issues were discussed:

·  Could the time limit of 5 years for the submission of the reserved matters be reduced – for example to 12 months

·  The submission of a sound insulation scheme

·  Opportunities and arrangements for transporting children to school(s)

·  Air quality monitoring

·  Would residents be able to grow vegetables (allotment provision) given the site was a former opencast site

·  Impact on residential amenity (noise and smell) from the adjacent landfill site

·  Trigger point for the provision of the primary school

·  Opportunity for combining the proposed shuttle bus service with that to be provided by the adjacent motorway service station proposal

Responding to the issue of a 12 month period for the submission of the first reserved matters application, the Chief Planning Officer said this was an extensive site with complicated ground conditions. A time limit of 12 months was likely to be impractical but 3 years may be achievable and would be accompanied with a phasing of works programme.

On the issue of a sound insulation scheme, it was reported that the design process for a noise barrier was currently ongoing.

Detailed dialogue was required with Children’s Services around the transporting of children to schools. The Section 106 Agreement would include obligations to facilitate a school bus service pending the establishment of on-site provision.

Provision of air quality monitoring would be achieved by an air quality assessment and conditioned as part of reserved matters application

Soil testing would be undertaken and would also be conditioned as part of the reserved matters application

The submission of a sound insulation scheme (for all uses) would be provided as appropriate

Officers reported that the occupancy of 300 dwellings would be required before a primary school was needed so the Section 106 Agreement trigger reflected this.

In summing up the Chair said that there appeared to be a good deal of support for the proposal.

The Chair thanked all parties for their attendance and contributions

RESOLVED –

That the application be deferred and referred to the Secretary of State as a Departure from the Statutory Development Plan, and should the Secretary of State decide not to call in the application for determination, approval be delegated to the Chief Planning Officer subject to an amendment of condition 2 referred to in the report requiring submission of the first reserved matters within 3 years, the other conditions referred to in the submitted report, any revisions or additional conditions required by the Chief Planning Officer and following the completion of a Section 106 agreement to secure the following:

·  A contributions of £3,269,554.75 for the provision of a primary school

·  The provision of land for the siting of the primary and secondary (through) school

·  Agreement to provide or contribute financially to a schools bus service to take pupils off site before on site provision had been established.

·  Affordable housing provision of 15% of the dwellings

·  A 10 year shuttle bus contribution to fund service between the Templegate Park and Ride and the development site

·  Provision of bus stop facilities within the site

·  A Travel Plan monitoring and evaluation fee

·  Sustainable Travel Fund (figure to be agreed)

·  The employment and training initiatives for local people

·  Defined publicly accessible areas (including future maintenance)

·  Long term management strategy/contribution (to include warden facility at Skelton Lake) to secure biodiversity, habitat and educational improvements

·  Funding to secure Traffic Regulation Order to address access and reduced speed limits along Pontefract Lane

·  Provision of an area not less than 0.33 hectares for the development of a local centre in the location identified in the D&A. The centre to make provision for space to facilitate a range of services including; retail, health and community uses.

In the event of the Section 106 having not been completed within 3 months of the Panel resolution to grant planning permission, final determination of the application be delegated to the Chief Planning Officer.