Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application which seeks outline planning consent 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, Leeds 22.

 

 

(Report attached)

With reference to the meeting of 4^th October 2018 when Members received a Position Statement in respect of this application and raised the following concerns:

 

·  Development of the site should not proceed until the Inspectors decision/ recommendations in respect of the Site Allocation Plan (SAP) were received.

 

·  Further understanding of the proposed access arrangements and traffic modelling was necessary to fully consider the impacts of the development.

 

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

 

·  That further information be provided as to what was proposed for the whole of the site and a suggestion for the school to be located closer to York Road.

 

·  Concern was expressed over the impact of the proposed development within the landscape.

 

·  Concern was expressed over the environmental impact of the proposed development.

 

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

 

 

It was reported that the applicant had sought to address the various issues raised by the Panel, while matters relating to the SAP had significantly advanced and provided clarity to the acceptability of the site being allocated for residential development. (These matters were expanded upon within the submitted report).

 

The Chief Planning Officer now submitted a report which sought outline planning permission for a residential development comprising up to 800 dwellings together with a new primary school, a convenience store and public open space. The application was in outline with all matters reserved, save for access which included three vehicular access points. The site was currently designated as Rural Land within the development plan, but is proposed to be allocated for residential and education uses within the advanced SAP. The site lies adjacent to the Major Settlement of Wetherby and given the need for additional housing in this particular area, it is considered that the proposals represent a sustainable form of development. The scheme would also deliver a significant proportion of affordable housing on site and therefore the benefits associated with the scheme are considered to outweigh the limited harm, and therefore the application is recommended for approval, subject to the completion of a legal agreement.

 

In providing an update on the number of representations received, the Chief Planning officer reported that an additional 59 letters of objections had been received referring to: the impact on the local infrastructure, the proposed development was close to a Young Offenders Institute, rural land should be protected, the proposal would create a separate community, there would be a lack of employment opportunities, there would be an impact on the local GP surgeries, this was not a sustainable site and the decision on SAP had dubious validity.

 

Commenting upon the latter point, officers confirmed that the SAP has now progressed to an advanced stage and therefore considerable weight could be given to its soundness. None of the work outstanding or currently being undertaken on the SAP alters the current status of this site, such that the allocation is considered to be sound and can be given considerable weight.

 

Panel were also in receipt of supplementary information which referenced additional representations which were not summarised in the submitted report.

 

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

 

 Addressing the Panel Councillor Lamb said there were so many things wrong with this application: the site was not sustainable, there would be an impact on the local schools, ongoing protection of agricultural land would be adversely affected, the economic benefits would be minimal and there remained questions in respect of the SAP and Core Strategy Selective Review.

 

Mr Cowin said there were strong views from the residents of Wetherby that the application should not proceed. This site would not be sustainable, other more appropriate sites should be considered, the connection across the motorway was a dangerous route and the harm to social health and wellbeing had not been taken into account.

 

Questions to Councillor Lamb and Mr Cowin

 

·  These days air pollution is an important factor and referred to in the Core Strategy, had any consultation taken place with Ward Members about the environmental impact and meetings about the development more generally

·  What do you consider to be social harm

·  If approved it would create a satellite settlement to Wetherby, a new commuter town, could the road network manage

·  Would there be sufficient green corridors and greenspace provision

·  Would the new development create competition with the existing district centre

·  Is there adequate school provision for the area

 

In responding to the issues raised, Councillor Lamb/ Mr Cowin said:

 

·  The environmental impact on this community would be incredibly important. This development would bring a large number of vehicles into the Wetherby area and would increase congestion and pollution around the town centre and at local schools. Responding to the question had any consultation been carried out, Panel were informed that no such consultation had been undertaken.

·  Wetherby is an historic market town and the border of the town needs to be defended. The proposed new development is too isolated and would create a new settlement. Members were informed that Section No.8 of the National Planning Policy Framework requires strong neighbourhoods, this scheme does not meet that criteria. 

·  The housing need for the area is for small 1 & 2 bedroomed houses and bungalows; Wetherby requires more retirement accommodation. Members were informed that the existing motorway junction was inadequate and there would be significant impact on both the internal and external road network. There were no proposals for material mitigation measures, the arrangements were woefully unsatisfactory.

·  Proposed improvements to cycle and pedestrian links across the A64 and to the historic centre will be inadequate.

·  The Leeds habitat network and green corridors would disappear.  No provisions have been made to mitigate against this as part of the development.

·  The new proposal includes the provision of shops which would have the effect of creating two competing, isolated settlements.

·  Members were informed there were 4 local primary schools located within the Wetherby area, all were full and oversubscribed. There was also further pressure on the schools from other, already approved developments.

·  There will be a resultant inadequate provision of doctor’s surgery / medical facilities.

 

The Chair thanked Councillor Lamb and Mr Cowin for their attendance and contributions.

 

The Panel then heard from Mark Johnson (Applicant’s agent) who spoke in support of the proposal, joined by Mr Jones (transportation) and Mr Riding (Applicant’s representative)

 

Mr Johnson informed Members that he welcomed the report of the Chief Planning Officer and was supportive of the recommendations. Addressing the issue of Ward Member / public consultation, Mr Johnson said a significant amount of consultation had taken place but accepted it was not recent. Referring to the Site Allocation Plan (SAP), Mr Johnson said SAP had significantly advanced and clarity had been provided as to the acceptability of the site being allocated for residential development. It was reported that an environmental assessment had been carried out and considered / approved by all the necessary officers, as a consequence some mitigation measures had been incorporated. The application before Members was an outline application, further consideration would be given to house type subject to approval of the outline stage.

 

Questions to Mr Johnson

 

·  There will be number of applications for different sections of the site, was it not possible to submit one application for the whole of the site

·  The developers would fund a shuttle bus service, had consideration been given to funding an existing transport service

·  It was the view of Ward Members that smaller houses should be provided on site, would this be considered by developers

 

In responding Mr Johnson said:

 

·  Members were informed that it was all down to timing, not all developers were securing land ownership at the same time. Letters of support had been obtained from all land owners, there were no issues around ransom strips.

·  Mr Johnson confirmed that the intention was to fund a shuttle bus service for a period of 10 years. However, that could be changed if considered necessary.

·  Mr Johnson suggested that the housing market required assessment and due consideration would be given to house types at the Reserved Matters stage.

 

Questions to Planning Officers

 

·  In terms of the SAP, had the technical aspects been met

·  Is a masterplan to come forward

·  Would the shuttle bus run on a 20 minute frequency and would there be ongoing funding for public transport

·  Members pointed out that the report should include a reference to a five year land supply (Paragraph 10.6 of the submitted report)

·  Does the Neighbourhood Plan carry much weight

 

In responding Planning Officers said:

 

·  The site is identified for housing in the advanced Site Allocations Plan (SAP) and indicates that the site is suitable for up to 1,100 dwellings. The SAP had been through a lengthy process which had involved comparative assessment of hundreds of alternative site including around Wetherby and the local area, sustainability appraisal and detailed assessment had been carried out, and consideration of strategic cross boundary issues through Duty to Cooperate. The SAP is at a highly advanced stage having been modified by the Inspector to make it sound and consultation having been carried out on those modification. The final form of the SAP is therefore highly likely to be as modified

·  The SAP lists further specific requirements for this site which must be addressed in order for the principle of development of the site to be sustainable. These include the need for a 2 form entry primary school; a comprehensive design brief for the site; a pedestrian link to the south west of the site to provide a link towards Wetherby town centre; the retention of the avenue of trees and a site specific flood risk assessment, directing development away from area of highest flood risk.

·  Further, the SAP Inspector has not requested the Council to undertake any further work in terms of its duty to cooperate with neighbouring local authorities, such that work previously undertaken in relation to this is regarded as acceptable.

·  Officers confirmed that they would like to see a masterplan come forward which addresses the comprehensive development of the whole SAP allocation, some efforts had been made on this by the applicant

·  The LCC Highways officer confirmed that the shuttle bus would run on a frequency of 20 minutes, the contract could be reviewed after a period of three years, which provided an opportunity for amendment. The aim is that the shuttle service would become self-sustaining by the end of the Developer’s 10-year funding period.

·  West Yorkshire Combined Authority had been consulted regarding the possibility of diverting existing bus services through the development, but this option is not feasible or else would have been further considered.

·  Members were informed that the Core Strategy policies relating to housing land supply were considered to be out of date if a five year supply of deliverable housing sites cannot be demonstrated. Notwithstanding this, the local planning authority were undertaking a selective review of the Core Strategy which involves reviewing and updating the housing policies, as well as introduction of the SAP which is at a very advanced stage.

·  Members were informed the Neighbourhood Plan was currently at the draft stage. Significant weight could not be attributed to the Plan because it hadn’t “been made” and also the site had not been put forward within the Plan

 

The Panel then heard from Tracy Waud (Planning Manager, Children & Families)

 

Ms Waud confirmed that most of the Primary Schools within the Wetherby area were either full or near to capacity with the exception of Wetherby 

St James which does currently have some spare capacity. It was also suggested that some additional accommodation for Deighton Gate Primary School was also being planned.

 

The Chair thanked Ms Waud for her attendance and contribution.

 

In offering comments Members raised the following issues:

 

·  A number of Members were of the view that some elements of the SAP remained premature, others were of the view that those arguments were weak

·   Accessibility standards had not been met, access to the site was poor, residents would need a car or a frequent bus service

·  More information was required on what form public transport would take

·  The majority of Members expressed the view that there were significant issues with the housing mix, albeit it was acknowledged that this is further detail which would be considered at the reserved matters stage in any event

·  There was a lack of recent consultation and local residents had not been consulted

·  There will be the creation of a distinctly separate and isolated community

·  The majority of Members considered there to be a lack of school provision in the area and when would additional capacity be provided

·  The Panel had raised a number of concerns at the pre application stage and those concerns had not been satisfactory addressed

·  More details were required about the proposed retail provision for the site and when would it be delivered

·  More information was required on sustainable construction and design, particularly in light of potential adverse impact on climate change that could arise from the site being in an isolated position and requiring car / bus access in the main

·  Further public consultation be carried out.

 

In drawing the discussion to a conclusion, the Chair suggested that there were many issues which required addressing further: the principle of the development within the SAP, the masterplan of the SAP site as a whole, sustainability, Education provision, access to the site, more details about the proposed retail and housing provision, and further public consultation work

 

RESOLVED – That determination of the application be deferred to await further information on: the principle of the development within the SAP, the masterplan of the SAP site as a whole, sustainability, Education provision, access to the site, more details about the proposed retail and housing provision, and further engagement with the public.