A development of 151 dwellings consisting of 2, 3, 4 & 5 bedroom houses with 1+2 bedroom apartments (Phase 3).

A development of 151 dwellings consisting of 2, 3, 4 & 5 bedroom houses with 1+2 bedroom apartments (Phase 3).

The Team Leader – Central provided the following updates:

§       The concerns of the Traffic Manager had now been addressed with the amended plans and, therefore, the objection had been removed.

§       The only outstanding matter was the submission of landscaping details.

§       Therefore, the wording of the recommendation was amended to omit reference to the objection of the Traffic Manager and replaced with reference to the submission of landscaping details and any other matters considered necessary by officers.

In response to comments made at the last meeting, the Team Leader – Central:

§       Explained how the footpaths and cycleways had been designed to be as permeable as possible throughout the development.

§       Advised that this final phase would be designed and constructed to a standard of Eco Homes ‘Very Good’.

§       Explained how the discount on the low cost market housing would remain in perpetuity.

Councillor ACR Chappell, a Local Ward Member, made a number of comments, including:

·         Attention was drawn to the existing and proposed education contributions in the locality and Councillor Chappell proposed that £100,000 of this be allocated to the LEA pool at Hollybush Walk for repairs and maintenance of the facility.

·         He commented on the need for adequate security for footpaths and cycleways, including measures to prevent motorbikes from using them and appropriate lighting.

·         He noted that a bus route would serve the development but the report did not provide bus shelter details, he felt that any bus shelters should be designed into the site from the outset.

·         He commented on frequent flooding problems caused by rainwater accumulating under the railway bridge on Bullingham Lane; he added that a motorist had been trapped by rising floodwater in the past.  Given that the development would significantly increase the number of vehicle movements in the locality, he felt that every effort should be made to resolve the problem.

·         He noted that complaints were already being received about parking in the area and asked that appropriate levels of off street parking be provided.

The Team Leader – Central responded as follows:

§       The Section 106 Agreement would require contributions towards community infrastructure under various headings, including education.  The issue of the LEA pool could be factored into the detail of the agreement.

§       The safety and security of the footpaths and cycleways were key considerations; the layout had been designed to maximise passive overlooking, additional lighting may be required in order to reach adoptable standards, and measures to restrict motorbikes could be explored further.

§       The Section 106 Agreement required a contribution towards bus stops and the Local Ward Members could be consulted on the specific design once further details became available.

§       The approach to the railway bridge on Bullingham Lane would be straightened as part of the plans and would provide a minor highway benefit in this location.

§       The parking ratio was two spaces per unit, above that required in the Unitary Development Plan but considered appropriate given the edge of the city location and type of housing proposed.

Councillor WU Attfield, also a Local Ward Member, commented on the need to maximise the community infrastructure benefits for the local community and welcomed the affordable housing element and improved Eco Homes standard.  Although she supported the application on balance, given the contributions and conditions proposed, Councillor Attfield felt that the development would exacerbate the existing traffic flow problems on the A49 and increase congestion on Bullingham Lane.

Councillor PJ Edwards supported the views of the Local Ward Members and made the following comments: waste management had to be considered throughout the development, particularly street bins in order to minimise litter and associated costs to the authority; low level street lighting had worked well in other parts of Hereford, such as Luard Walk in Belmont; and officers were asked to ensure that the improved Eco Homes standard and other matters raised by the Sub-Committee were included in any planning permission granted.  In response to the latter point, the Team Leader – Central drew attention to recommended condition 3 which would ensure that the ‘Very Good’ standard was achieved.

Councillor SJ Robertson supported the allocation of funds to the LEA pool, particularly as the facility served 38 local schools and its recent closure had placed significant pressure on the Leisure Pool, thereby having an impact on public swimming also.  She added that a contribution could provide an ideal opportunity to re-open the LEA pool and perhaps involve the local community in the future operation of the facility.

Councillor PA Andrews advised that Councillor AT Oliver, if he had been present for this item, would have supported the allocation of funds to the LEA pool and would have asked for an additional contribution towards the community building.

Councillor DW Greenow noted that the original plan for Bradbury Lines was for 500 residential units but this application would bring the total number to 608 units, representing an increase of over 20%.  He felt that this would have a significant impact on the local community, particularly resulting from additional traffic on the approach roads to the development, and on future development considerations.

In response to a question from Councillor AP Taylor, the Team Leader – Central advised that the outline planning permission required the modification of the existing Bullingham Lane junction to a signalised junction.  He also added that a roundabout in this location had been considered, in consultation with the Highways Agency, but it transpired that a signalised junction would be more effective in this instance. 

Councillor AM Toon made a number of points, including: concerns were expressed about the density of development; attention was drawn to comments of the Head of Children’s & Adult Services about school capacities; affordable housing provision should not just consist of small units; the authority needed to ensure that large scale development was controlled properly to ensure that house numbers and densities were not increased through later applications; and clarification was sought about road widths.

The Team Leader – Central advised the Sub-Committee that all roads had been designed in accordance with the highway design guide and incorporated elements of shared surfaces and traffic calming.  He also advised that the affordable housing included a diverse mix of property types and sizes and was well distributed around the site.

Councillor DB Wilcox commented on the concerns raised at the last meeting about the management of the low cost discount market housing and felt it essential that there was a robust system to monitor and ensure that the discount was maintained in perpetuity, perhaps with the involvement of the District Valuer.  The Team Leader – Central outlined the arrangements which involved allocation through the affordable waiting register and restrictive covenants requiring that each sale in perpetuity must be at 30% below the market value at that time; the market value would be established from the mean of two independent valuations.

RESOLVED:

1)            Subject to the submission of satisfactory landscaping details and any other matters considered necessary by officers:

2)            The Head of Legal and Democratic Services be authorised to complete a planning obligation under Section 106 of the Town and Country Planning Act 1990 in accordance with the Heads of Terms appended to this report and any additional matters and terms that he considers appropriate.

3)            Upon the completion of the aforementioned planning obligation the officers named in the Scheme of Delegation to Officers be authorised to issue a reserved matters approval subject to the following conditions and any further conditions considered necessary by Officers.

1.    Notwithstanding the provisions of the Town and Country (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order with or without modification) no new hardstanding shall be created between any highway or footpath under frontages of the approved dwellings other than those expressly authorised by this permission.

         Reason: In the interests of visual amenity.

2.      E09 (No conversion of garage to habitable accommodation).

         Reason: To ensure adequate off street parking arrangements remain available at all times.

3.      The development hereby permitted shall be designed and constructed to meet The Building Research Establishment Eco Homes rating of ‘Very Good’.  No development shall commence until authorised certification has been provided confirming compliance with the agreed standard.

         Reason: To promote the sustainability of the development hereby approved in accordance with Policies S1 and H13 of the Herefordshire Unitary Development Plan and PPS1 Supplement ‘Planning and Climate Change’.

Informatives:

1.      N02 - Section 106 Obligation.

2.      N09 - Approval of Reserved Matters.

3.      N15 - Reason(s) for the Grant of PP/LBC/CAC.

4.      N19 - Avoidance of doubt.