Agenda, decisions and minutes

Apologies for absence were received on behalf of Councillor Julie Ashley-Wren.  Councillor Booth was in attendance as substitute.

Apologies for absence were received on behalf of Councillor Julie Ashley-Wren.  Councillor Booth was in attendance as substitute.

There were no declarations of interest.

To consider an application for approval of reserved matters (layout, landscaping, scale, and appearance) for residential development of 243 units comprising Phase 1 Parcels A-C and commercial unit (Use Class E) pursuant to Outline permission 17/00862/OPM

It was RESOLVED that the application 23/00526/RMM be GRANTED planning permission subject to the conditions and reasons set out in the report.

The Committee considered an application for the approval of reserved matters (layout, landscaping, scale, and appearance) for residential development of 243 units comprising Phase 1 Parcels A-C and commercial unit (Use Class E) pursuant to Outline permission 17/00862/OPM.

The Principal Planning Officer gave an introduction to the Committee.  She reminded Members that the outline application to establish the principle of development at the site, with all matters reserved except for the means of access was approved in September 2022 with the S106 Agreement being signed at the same time. 

The current application, reference 23/00526/RMM, proposed changes to the approved scheme which included –

·         Revised design of the local centre blocks 1 and 4, including a new public plaza and decking area overlooking the open space to the west;

·         Revised car parking layout within the local centre:

·         Minor highway changes to local centre road;

·         Inclusion of changes approved under reference 23/00310/NMA;

·         Inclusion of changes approved under reference 23/00431/NMA.

The Principal Planning Officer advised that the main issues for consideration now were the visual impact of the development on the character and appearance of the area, impact of the development on the conservation area, impact on neighbouring amenities, impact upon future amenities of residents, parking provision, highway implications, development and flood risk, impact on the environment, trees and landscaping and ecology.

The Committee was informed that all consultees on the original application had no further comments on the amended application which entailed changes to the design of the local centre.

Officers advised that the proposals for Phases 1A-C for the revised design of blocks 1 and 4 in the local centre, which included the provision of a plaza amenity space, commercial uses and residential flats, and also dwellings and apartments, and secondary and tertiary road network in phases 1A-B were considered to be acceptable on balance and the local centre design changes were considered to further enhance the scheme.

  Members noted that in addition to the proposed changes, the scheme continued to extend the highway network with the further spur roads, shared surfaces and private driveways.  Foot and cycle way connections were also shown to link up with the green links and main throughfares proposed as part of the infrastructure plans.

In relation to the impact on the heritage assets, St Nicholas and Rectory Lane Conservation Area, and nearby listed buildings, Officers did not consider them to be affected further than assessed under approval 22/00810/RMM.  Due regard had been given to Section 66 of the Listed Building Act 1990 in terms of considering whether to grant planning permission for development which affected the setting of the conservation area and listed buildings. Officers were of the opinion that it had been demonstrated that the development would cause, at the lower end of the scale, less than substantial harm to the setting of the conservation area and to a lesser degree the settings of the listed buildings.

Members were advised that the proposals would see allocated housing on site in a well-designed and contextual  ...  view the full minutes text for item 2.

To consider an application for approval of reserved matters (layout, landscaping, scale, and appearance) for residential development of 115 units comprising Phase 1 Parcels D pursuant to Outline permission 17/00862/OPM

It was RESOLVED that the application 22/00806/RMM be GRANTED planning permission subject to the conditions and reasons set out in the report.

The Committee considered an application for the approval of reserved matters (layout, landscaping, scale, and appearance) for residential development of 115 units comprising Phase 1 Parcels D pursuant to Outline permission 17/00862/OPM

The Principal Planning Officer advised that this application was for the development of Phase 1D located in the St Nicholas and Rectory Lane Conservation Area.  The proposed plans had undergone negotiations with officers and the LPA’s heritage consultants BEAMS.  The revised plans submitted included the erection of 115 dwellings, including aspirational homes, all highways matters outside of the infrastructure application within this Phase, and landscaping and boundary treatments contained within this residential parcel located due east of Phase 1B. The eastern boundary of this parcel would abut the proposed Country Park.

At this juncture, the Chair invited Anne Conche from the Friends of Forster Country to address the Committee.

Mrs Conche informed Members she was speaking on behalf of over one hundred Members of the Friends of Forster Country.  She advised that the democratic decision to build had been accepted, however, was disappointed that the Council had not considered and followed the advice from BEAMS, Historic England and the CPRE.  She was concerned that the types of housing required in the Local Plan were not reflected in the proposed development.  In the spirit of this special area, outstanding houses should be built, and she hoped that the sacrifice of the development would be worthwhile.

The Chair then invited Jamie McArthur from Bellway Homes to address the meeting.  Mr McArthur informed the Committee that this phase, situated in the St Nicholas and Rectory lane Conservation Area, included a range of larger aspirational homes encouraging higher earners to live in the Town.  The site wide infrastructure works required to support the development were well underway.

The Chair thanked both speakers for their contributions to the meeting.

The Principal Planning Officer advised that paragraph 9.3 within the Local Plan acknowledged that some harm would be caused by the introduction of housing in this area but that the social and economic benefits gained from the development would outweigh the harm caused.

Members were advised that this phase was made up predominantly of detached dwellings, with some pairs of semi-detached houses.  Being located in the Conservation Area the phase included the requirement to provide aspirational homes, which were larger dwellings with larger external garden areas.  The housing density in this area was much lower than the rest of the site at 24 dwellings per hectare which fit within the parameter density approved under the outline of 15 to 30 dwellings per hectare. 

Parking would typically be provided by way of driveways and garages, with access off shared surface roads.  Boundary treatments were made up of black three or five bar railings and hedges.  Additional planting was provided along the eastern boundary of the phase.  This phase of the development included for foot/cycleway connections with phase 1B, the southern bridleway and the proposed Country Park.  

Members were informed that vehicular access would be  ...  view the full minutes text for item 3.

To consider any Part I Business accepted by the Chair as urgent.

None.

None.

To consider the following motions that:

1.    Under Section 100(A) of the Local Government Act 1972, the press and public be excluded from the meeting for the following item of business on the grounds that it involved the likely disclosure of exempt information as described in paragraphs 1-7 of Part 1 of Schedule 12A of the Act as amended by Local Government (Access to information) (Variation) Order 2006.

2.    That Members consider the reasons for the following reports (if any)being in Part II and determine whether or not maintaining the exemption from disclosure of the information contained therein outweighs the public interest in disclosure.

Not required.

Not required.

To consider any Part II Business accepted by the Chair as urgent.

None.

None.