Agenda item

To consider a report of the Chief Planning Officer setting out a position statement in respect of an application for a residential development comprising 132 houses and 19 flats

(report attached)

  Plans, photographs including a photo montage and drawings were displayed at the meeting

  Officers presented a position statement on a Reserved Matters application for residential development on the former Vickers tank factory on Manston Lane LS15, following outline planning permission being granted in 2009.  The site was adjacent to the Optare site on Manston Lane and comprised mainly hardstanding with some tree coverage.  Officers stated that  some of lime trees on the site required thinning out and pruning

  The development would take place in two phases, with 122 units being proposed in the first phase.  Phase two would see the remaining 29 units being constructed together with the provision of a landscaped strip which would provide a buffer between the proposed residential use and the industrial use to the East, with a ‘village-green’ effect being proposed for the shared open space

  A range of house types were being proposed with a mixture of 2, 3 and 4 bed properties being provided.   These would be of a contemporary design and be predominantly brick with render and timber panelling

  Members were informed that since the outline permission there was a requirement to consult with the Coal Authority, which although not objecting, Policy GM4 required coal to be extracted, with the developer having to address this matter

  In respect of highways matters, whilst these were not part of the application, concerns had been raised by local residents, with details of the off-site highway works agreed under the outline permission being provided

  Members commented on the following matters:

·  that the negotiations with the developers of this site had been straightforward

·  that further information was required on the S106 Agreement, especially affordable housing

·  that the quality of open space had to be high and set the standard for future development

·  that a play area should be included

·  that attention needed to given to appropriate street lighting and boundary treatments

·  that concerns had been raised locally regarding drainage and that the adequacy of this to cater for the new development whilst not impacting on existing properties should be ascertained

·  that pedestrian and cycle access and egress should be given proper consideration

·  the need for the developer to address any extraction of coal

·  that consideration should be given to monitoring of traffic levels and that the developer should be asked to facilitate and fund an on-going traffic assessment

·  concerns that the Manston Lane Link Road (MLLR) was no nearer being started and that businesses would not develop without good transport links

·  that a railway station, link road and good traffic management were necessary to support the development and wider area and the need for the Council to facilitate discussions between the various organisations to work towards the provision of a railway station in this location

Members discussed the MLLR and the trigger points to be reached to

enable the MLLR to be constructed.  In terms of occupied office accommodation at Thorpe Park, this was set at one million sq ft, with the Highways representative stating the current level of occupation was well short of that.  Panel then considered the level of residential accommodation needed to bring the MLLR on line and was informed that the site being considered and the adjacent Optare site were phased such that they could only be partially developed until such time as the MLLR was built and opened to traffic

  Concerns were expressed about the phased approach across the two sites and that a single developer might have been a better option, particularly in view of issues around ransom strips and the seeming deadlock on these issues

  Concerns were also raised that developers were not talking to each other but should do in the interest of better planning in this sensitive location

  A suggestion that S106 contributions for the delivery of the MLLR should be sought progressively, was made

  The Head of Planning Services stated that there were issues around ownership and that developers needed to work together to help resolve the complex situation around these sites

  In terms of the layout and design of the properties and types, Members appeared to be satisfied on these issues

  RESOLVED- To note the report and the comments now made and to request the Chief Planning Officer to submit a further report to Panel setting out the context of the application including the following details:

·  what planning permissions had been granted and the terms of those (Optare, Manston Lane and Thorpe Park)

·  what had been previously agreed in respect of off site highway works and contributions including the delivery of the MLLR

·  key dates for the delivery of the MLLR and the approved developments