Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding an outline application for residential development.

The report of the Chief Planning Officer presented an outline application for residential development at land off Walton Road, Walton, Wetherby.

The application had been considered at the Panel meeting in October 2018 when it had been deferred for further work to be undertaken in respect of the sustainability of the site and proposed development.  Members of the Panel had visited the site prior to this meeting.

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

Further issues highlighted in relation to the application included the following:

·  Issues of concern raised at the previous meeting included accessibility, bus services, sustainability, the highways position at Thorp Arch Bridge and the position with regards to the Neighbourhood Plan.

·  In terms of policy, the site was proposed to be allocated for residential development in the emerging Site Allocation Plan (SAP).

·  The site was not green belt is largely white land and part of the site is designated as protected playing pitch and was bordered by other development.

·  The protected playing pitch had not been used for a significant time.  Development of the site would see alternative provision of open greenspace which would be more accessible and also a children’s play area. Cllr. Collins asked for it to be recorded that she had raised the issue that the proposal was in conflict with the Leeds Local Plan Policy Map 6a – November 2017

·  The proposal was considered to be sustainable and the package offered by the applicant made the application policy compliant.

·  Further representations from Thorp Action Group included accessibility; there had been no further update on sustainability; lack of policy compliance; planning benefits did not weigh the balance in favour and the site did not fulfil local housing needs.

·  With regards to the status of the Site Allocations Plan it was reported that hearings had been held in July/August 2018 when outstanding objections had been heard.  There had been no requests for modifications to this site and the site was immediately available for development.

·  Further representations had been received from Thorp Arch Parish Council with regards to provision of land and funding towards a new community hall.  There was also a desire to see a new sports facility/playing fields, allotments and children’s play area.  There were further concerns regarding accessibility, public transport provision and sustainability.

·  Representations had also been received from local Ward Councillors.  These included concerns regarding public transport, sustainability and lack of local services.  It was also felt that the application was premature in advance of the Site Allocation Plan.

·  The application was recommend for approval.

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

·  Concern that accessibility standards were not met and that there were still significant highways issues to be resolved.  It was reported that the Accesibilty Standards were not met but that traffic impacts in and around the site had been assessed.  Mitigation to remove some on Bridge Road by introducing resident only parking would benefit traffic movement and road safety.  There would be funding towards traffic calming.

·  Ecology – an assessment was required along with mitigation measures.  An ecological appraisal had been carried out.  The SEGI (Site of Ecological and Geological Interest) area to the bottom right of the site would be untouched.  There would also be conditions relating to ecology and there were no ecological grounds for refusal.

·  Sports provision and retention of the protected sports pitch.  The protected pitch was part of a previous private site that had no public access for that use.  It was considered that loss of part of the pitch was considered to be mitigated by the provision of greenspace that could be accessible to all and the provision of a children’s play area.

·  There had been no objection from the Development Plans Panel to the site being put forward for inclusion in the Site Allocation Plan.

·  With regards to the request from Thorp Arch Parish Council for the applicant to provide funding for a community hall facility it was reported that there was no policy requirement for them to do this.

·  Comments from Ward Councillors and local residents with concerns regarding highways and parking had been taken into account.

·  CIL money generated from the application could be used towards the provision of community facilities.

·  On street parking restrictions – the Boston Spa Neighbourhood Plan supports the introduction of residents permit parking and there would be a clear public benefit to removing some of the on street parking to improve traffic flow and prevent unsafe manoeuvres on Bridge Road.  The delivery of this mitigation is in the gift of the Highway Authority to deliver but would only be introduced following positive public consultation.

·  Bus service provision.

·  Further consideration should be given to a contribution towards a new community hall/facility.

·  Development of the site would contribute to the target of more new houses and the site was not green belt and was surrounded by other developments.

RESOLVED – That the application be deferred and delegated to the Chief Planning Officer subject to provision of a Travel Plan, conditions outlined in the report and the prior completion of a Section 106 agreement to cover the following:

·  35% Affordable Housing on site;

·  Greenspace, including play area and on-site maintenance;

·  Agreed Travel Plan and review fee £2,595;

·  Sustainable Travel Plan fund £58,905 (£495 per dwelling);

·  Public Transport Infrastructure Improvements ( i.e. bus shelter to existing stop and real time passenger information display of £30,000);

·  Implementation of resident’s only permit parking on Bridge Road;

·  Contribution towards the emerging Boston Spa traffic management/place making scheme on High Street; and

·  Contribution towards the provision of a footpath cycleway project on land to the west of the application site linking HMP Wealstun to the junction of Walton Road and Wighill Lane.

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

Further discussion to be held with the applicant with regards to a contribution to a new Community Hall.