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 for access, for the creation of a new community comprising up to 800 dwellings, a food store (A1) (up to 372 sq.m), primary school and public open spaces at Land off Racecourse Approach, Wetherby, LS22.

 

 

(Report attached)

The Chief Planning Officer submitted a report which provided a position statement in respect of an outline planning application with all matters reserved except for access for the creation of a new community comprising up to 800 dwellings, a food store (A1) (up to 372 sq.m) primary school and public open space at land off Racecourse Approach, Wetherby, Leeds 22.

 

Members visited the site prior to the meeting. Site photographs and plans were displayed and referred to throughout the discussion of the application.

 

Planning Officers together with the applicant’s representatives addressed the Panel, speaking in detail about the proposal and highlighted the following:

 

·  Site location/ context

·  The site is proposed to be allocated for residential and education use within the advanced Site Allocation Plan (SAP)

·  Adjacent land uses

·  Wider context for Wetherby

·  Proposal to build 1100 dwellings and a school

·  Good pedestrian links to Wetherby Town Centre

·  Retention of trees on site

·  Archaeological interests on site

·  Access points to site

·  Beck/ attenuation ponds

·  Masterplan: siting of dwellings, school and greenspace provision (Avenue of trees to be retained)

·  Preference over location of school

 

The Panel then heard from Councillor A Lamb (Ward Councillor) who spoke against the proposal.

 

Addressing the Panel Councillor Lamb said there were so many things wrong with this site: It was questionable if this site would remain in the Site Allocation Plan (SAP), the site was unsustainable, it was too isolated from Wetherby, pedestrian and cycle access was questionable, the site does not meet the accessibility standards, 400 dwellings would need to be constructed before the proposed school was built, there was no on site provisions for the elderly and there were concerns over air quality given the close proximity to the A1 (M) motorway.

 

Councillor Lamb said it was his view and that of his Ward colleagues that this was not a sustainable site to be brought forward.

 

Questions to Councillor Lamb

 

·  Would you agree that the site fails to meet the accessibility standards in terms of access to local services, employment and healthcare

·  Should the site go forward following the conclusion of the SAP inquiry

·  The proposed new school, if it was to be located to the east of the site, how would access be achieved from children outside the site

·  Do you support the principle of development on this site

 

In responding to the issues raised, Councillor Lamb said:

 

·  The nearest local services were approximately 1400m from the site, there was a motorway service area slightly closer but access from the site to this location could be difficult. An on-site store was proposed but this would not be built in the first phase of the development. In terms of public transport to the site, it is understood there will be one bus service running every two hours, the service would not run after 5.00pm and there would be no service on Sunday’s.

·  It would be premature to go ahead at this stage, it was important to receive and understand the Inspectors decision/ recommendations arising from the Site Allocation Plan for the Outer North East area

·  This was an isolated location and pupils attending the new school from outside the area would need to make the journey by car.

·  Councillor Lamb said he could not support the principle of the development on this site, such a development would completely change the character of Wetherby as a Market Town

 

The Chair thanked Councillor Lamb for his attendance and contributions.

 

The Panel then heard from Becky Lomas (Applicants agent) who spoke in support of the proposal

 

Ms Lomas thanked Members for the opportunity to address the Panel. She said although the application was at an early stage it was in accordance with National Policy. In terms of the impact on the local network, the traffic impact assessment was considered to be acceptable, with the exception of further modelling that was required on two junctions to the west of Wetherby. Members were informed that once complete the development would deliver 35% affordable housing provision. In terms of the location of the school, it was reported that the location was not yet fixed and would be addressed at the Reserved Matters stage

 

Questions to Ms Lomas

 

·  Why is this application being brought forward now when the Inspectors decision/ recommendations on the Site Allocation Plan is expected in the next few weeks

·  Were the developers aware of the Dunningley Lane, Tingley appeal which was dismissed on the grounds of sustainability

·  There was a lack of school places in the area, how would children get to school

·  How would pedestrians access the Motorway Service Area (MSA) and did the MSA form part of the sustainability assessment

·  What were the operating times of the shuttle bus services

 

In responding to the issues raised, Ms Lomas said:

 

·  Members were informed that the report before Members today was a Position Statement and would no prejudice the delivery of the SAP

·  It was reported that the developers were aware of the Dunningley Lane appeal but this site was fundamentally different.

·  In terms of school provision in the area, there was evidence that children would walk a reasonable distance to a school (1 mile). There would also be a shuttle bus service and there would also be walking bus routes.

·  It was stated that there was existing pedestrian provision to the MSA but that this was not used as a reason to support the sustainability assessment

·  Members were informed that the shuttle bus services would operate for a period of 12 hours per day (7.00am until 7.00pm) at 20 minutes frequency.

 

The Chair thanked Ms Lomas for her attendance and contributions.

 

Members raised the following questions to officers:

 

·  Was it considered there were sufficient school places in the area and were there opportunities for existing schools to expand

·  In a settlement of 800 dwellings, approximately how many primary school places would be required

·  Would an air quality assessment be undertaken

·  What was the proposed housing mix of the development

 

In responding to the issues raised, council officers said:

 

·  The Officer in attendance from Children and Families suggested that the provision of a new primary school should create enough school places for the area. In addition there may be other options available if further places were required: Existing Primary Schools in the area may have available places, some schools could be expanded to create two forms of entry, school with an admission limit of 20 pupils could be expanded to 30 and further school provision may become available at existing primary schools (It should be noted that one school in the area required improvement)

·  It was reported that 800 dwellings would equate to a one form entry primary school

·  It was confirmed that an air quality assessment would be carried out due to the proximity of the A1 (M). There was also an intention to create buffer planting between the site and the road (A1(M))

·  Housing mix would comply with Policy H4 (1,2,3 and 4 bed properties)

 

In offering comments Members raised the following issues:

 

·  It was important to receive and understand the Inspectors decision/ recommendations arising from the Site Allocation Plan.

·  Some comparisons to the Duningley Lane, Tingley appeal (Dismissed on the grounds of sustainability)

·  The majority of Members expressed the view that this site was not sustainable, suggesting it was too isolated and could only be accessed by car.

·  The applicants would need to demonstrate/ overcome the issues of sustainability

·  More retail was required on site

·  How would children from off-site access the proposed Primary School

·  How could this site make a positive impact to Wetherby

·  Area needs to be developed as a whole, discussions are required with neighbouring land owners

·  There was an opportunity to do something special/ impressive in terms of carbon emissions and innovative sustainable design

 

In drawing the discussion to a conclusion Members provided the following feedback;

 

·  It was the view of Members that development of the site should not proceed until the Inspectors decision/ recommendations in respect of the Site Allocation Plan (SAP) were received.

·  Members were of the view that further understanding of the proposed access arrangements and traffic modelling was necessary to fully consider the impacts of the development

·  In terms of issues around drainage and risk of flood, Members suggested looking into the local history of the area (e.g. had any events at the nearby racecourse been cancelled due to flooding)

·  Members requested to receive further information as to what was proposed for the whole of the site and expressed a preference for the school to be located closer to York Road

·  Members expressed concern over the impact of the proposed development within the landscape

·  Members expressed concerns over the environmental impact of the proposed development

·  Members were not supportive of the conclusions reached in the balancing exercise

 

In summing up the Chair thanked all parties for their attendance and contributions, suggesting there were some real concerns about future development of this site. It would also be beneficial to await the Inspectors decision/ recommendations in respect of the Site Allocation Plan.

 

RESOLVED – That the contents of the report be noted