Agenda item

 

The report of the Chief Planning Officer asks Members to consider Full planning application for the erection of 88 dwellings including associated car parking and garages, formation of new access, public open space, landscaping and parking facilities Land Off Grove Road, Boston Spa, Wetherby

 

(Report attached)

Cllr. Procter joined the meeting at 13:50

 

The report of the Chief Planning Officer set out plans for a residential development of 88 dwellings at Grove Road, Boston Spa.

 

It was noted that this application proposed the redevelopment of a Greenfield site which was designated as a ‘Protected Area of Search’ (PAS).

 

Members had noted that at paragraphs 1.2 and 1.3 the report had set out background of this development including that the application had been the subject of call in by the Secretary of State. The outcome of the appeal was that it was upheld and outline planning permission, including vehicular access was granted for up to 104 dwellings.

 

The proposal was for 88 dwellings with a mix of 2, 3, 4, and 5 bedroom houses generally of two storeys with some properties comprising dormers in the roof space. The design of the houses was to be traditional with some houses having chimneys. Members noted that the development would comprise of some affordable housing and also a small apartment block.

 

The development has a boundary to Martins House Hospice, and green belt and a nursery is sited close by. The development would be within walking distance of Boston Spa town centre. The application had been amended to the footway and hedge along part of Grove Road frontage to facilitate improved pedestrian connections to the existing bus stops and to provide the required forward visibility for users of Green Lane.

 

The development would include the landscaping of a large public open space with most trees being retained. It was noted that trees along the boundary with Martins House Hospice would be retained with more planted to provide privacy for the hospice.

 

Members were advised that there would be sufficient parking for each dwelling and the proposal involved the creation of 20 additional car parking spaces within the site to be used by the hospice.

 

Members were informed that highways had found the internal layout acceptable with sufficient parking. Members were informed at this point of an amendment to recommendation to omit Section 106 obligation for provision of off-site Highways works and secure this through a planning condition instead.

 

Members were advised that the contribution towards sustainable travel fund had been amended to £43, 221.

 

Angela Monaghan, Chief Executive of Martins House Hospice attended the meeting and informed the Members that the Hospice could be providing support for up to 400 families. She told the Panel that the boundary of the hospice where it adjoined the development was one of the most sensitive parts of the hospice as it housed the mortuary suite and an area for bereaved families.

 

Ms Monaghan informed the Members that she had been in discussion with Miller Homes in relation to boundary treatment and asked for reassurance that the boundary treatment would be effective to provide privacy and safety to those using the hospice. 

 

The meeting was also attended by Stephen Wright a resident of the area. Mr Wright spoke to the Panel about his concerns in relation to an increase in motorists, in particular the single track lane towards Tadcaster, the blind angled turns, dangerous junctions and the speed of the traffic which was usually over 30mph. Mr Wright indicated that 40 -50 dwellings would be more suitable.

 

Mr Wright also spoke of his concerns that local schools are currently oversubscribed, there are few shops or leisure facilities, there are no rail links into the city and this would necessitate the need for a car.

 

Members also discussed the potential for a traffic management sum from the developer and introduction of a 20mph zone.  Cllr Wilkinson advised that the traffic section would be introducing a 20mph speed limit in the future.  It was noted that highway concerns had not been considered at the public inquiry. 

 

Members discussed the following issues with Ms Monaghan and Mr Wright:

·  More details in relation to traffic in the area, including dangerous junctions, speed, parking and accidents.

·  The use of gravel for the surfacing of the new parking area for Martins House Hospice

·  The amount of consultation between Martins House Hospice, local residents and Miller Homes.

·  Concerns of Ms Monaghan that children from the development would find a way in to use the play area within Martins House Hospice

·  Schools in the area oversubscribed

 

Andrew Rose the Agent and John Tate of Miller Homes were at the meeting.

 

Mr Rose said that in principle the site had been approved for 104 dwellings. He informed the Panel that Miller Homes had worked with the Council and taken on board comments and in doing so had amended the application to 88 dwellings. Mr Rose said that the development would provide much needed homes in the area.

 

Members were informed that Miller Homes had been sensitive to Martins House Hospice and amended the design to set houses back from the boundary and included landscaping to soften the boundary and provide privacy. He went on to say that through Section 106 money new parking would be provided for the hospice.

 

Members requested that the proposed public open space be enhanced with play equipment.

 

Members were advised that general up keep and maintenance of the boundary fences, hedges would be carried out by a management company. Members discussed boundary maintenance contracts provided by management companies and requested that this be part of the conditions for the boundaries to be maintained.

 

 

Members were informed of the following issues:

·  That the development had been designed to address traffic concerns, sewage

·  That Miller Homes would be happy to attend a local forum during the development

·  That some of the CIL money would go to towards infrastructure including school spaces

·  That contractors would only be able to park vehicles on site and that this would form part of the conditions

·  That gravel for the new parking to Martins House Hospice had been agreed so as not to damage tree roots on the boundary

·  Details of drainage were provided at paragraph 9.29 of the submitted report and that details had been conditioned at number 20.

 

Members discussed the following points:

·  The footpath which crosses the site towards the bus stop. Members had concerns in relation to the access point of the footpath leading out towards a busy junction. It was noted that the footpath had been revised since the writing of the submitted report. A revised copy was circulated to Members.

·  Clarification was sought in regards to the distribution of the 31 affordable units across the site.

·  Members were advised that the pump station at the entrance to the site would be located underground and landscaped. Members requested that this issue be conditioned.

·  It was noted that Members did not like the corner turn house types proposed and requested that they be changed for more traditional house types.

 

Cllr. Procter as Member of the Wetherby Ward informed the Panel of the difficulties in consulting and engaging with Miller Homes. He hoped that the result of this meeting would address the following issues:

·  The need for more work to be carried out on the footpath with regard to safety of users.

·  The need for the developers to understand the relationship between the community and Martins House Hospice

·  A play area for the children of the new development.

 

Members were in agreement that they needed to know the difficulties faced by communities in consulting and engaging with developers they also asked why Members had not received reports submitted to City Plans Panel previously to provide Members with comprehensive background information.

 

The Chair asked Members to be mindful of all the issues raised by Martins House Hospice.

 

It was noted that brown bins would not be provided to new housing developments.

 

Members were of the view that there were a number of issues that needed to be addressed and for the set of conditions to be right.

 

At the conclusion of the discussions, The Chair moved a motion to defer for one cycle the recommendations as detailed in the submitted report, to defer and delegate to the Chief Planning Officer. The motion was seconded by Cllr. J Procter. On being put to the vote, The Chair’s motion was passed, and it was

 

RESOLVED – That the item be deferred for one cycle to address the following points:

·  Need to ensure the specific requirements of the adjacent Martin House Hospice are met

·  Miller Homes to be part of a consultative forum

·  Contractors parking to be on site only

·  Play equipment in the public open space

·  Use of corner turner properties to be revisited

·  Funding of traffic management measures to be discussed with the applicant

·  Clarification that on-site pumping station with be underground

·  Footpath design/relationship with Grove Rd/Green Lane junction to be reviewed