Outline planning permission for residential development for up to 220 dwellings, a local shop (Use Class E(a)), with landscaping, access, public open space and associated infrastructure work (All matters reserved except access). Report by Lead Planning Officer (Major Applications) (attached).

The Committee considered a report by the Lead Planning Officer (Major Applications) (JM) (circulated previously) regarding planning application 79375.

The Lead Planning Officer (Major Applications) reported the following to the Committee:

·       That the Devon County Council Waste Contributions of £128 per dwelling had been omitted from the table containing the infrastructure requirements that had been identified for the development which in the event of an approval would be secured via conditions and section 106 under paragraph 9.4 of the report.

·       A full formal response had been received from South West Water which confirmed that the foul drainage could be removed from the site without having to undertake specific infrastructure works.

The Senior Corporate and Community Services Officer read out statements received from John and Linda Edgar (objectors) and Jason Nance (objector) to the Committee.

Mr Hal Parsons (applicant) addressed the Committee.

Councillor Walker addressed the Committee in her capacity as Ward Member and then left the meeting during the consideration of this application.

Councillor Biederman addressed the Committee in his capacity as adjoining Ward Member.

In response to a question raised by Councillor Biederman, Mr Parsons (applicant) advised the Committee that works would be undertaken to include traffic calming measures to be built out opposite the access to the Red Row site to allow only one vehicle to pass and to connect the Red Row estate to footpath 17.

In response to questions, the Lead Planning Officer (Majors) (JM) advised the following:

·       That power could be delegated to herself in consultation with Devon County Council Highways Authority, the Chair of the Committee and Ward Members to define improvements to be made to the northern arm of the roundabout and secure section 106 contributions.

·       The open space and green infrastructure on the site provided sufficient space for play area, allotments and informal amenity and green space which would be secured through a section 106 agreement.  The agreement would set out the detailed layout and the management arrangement for the areas.

·       The provision of a small convenience store came about following pre-app discussions with the applicant at the request of the Local Planning Authority.  The table on page 55 of the report detailed distance and walking times to existing supermarkets.  When considering walkabout neighbourhood principles the development should be within 10 minute walk of key facilities which included a convenience store. The proposed small convenience store was not designed to replace the existing supermarkets or compete.  It was to create a sustainable neighbourhood and also improve sustainable development next to the site.

·       In response to a question regarding bus access There are existing bus stops on  Old Bideford Road.  The distance to the nearest bus stop was located on Westermoor Way which was approximately 600 metres away from the site access. There was no proposal to extend the current bus service into the development, however the frequency of the bus service would increase from hourly to half-hourly and there would be an earlier bus as part of the requests from DCC.

·       The provision of an additional bus stop would require Devon County Council to request that it was provided and additional financial contributions sought.

·       Trigger points would be secured through the section 106 agreement to provide affordable housing.  Affordable housing would be “pepper potted” throughout the development.

·       The Devon County Council Highways Authority as part of their initial comments would have considered the transport management plan and reviewed the onward connections to the Cedars Inn and Roundswell roundabouts. The level of detail of the rationale had been considered had not been broken down as part of their consultee response. There had been difficulties as part of the Yelland Quay development seeking section 106 contributions for the Cedars Inn roundabout, which was no longer required.  Devon County Council Highways Authority aspiration was to provide an additional roundabout on the A39, however this requires a piece of land.  It was her understanding that this was not being pursued and therefore no contributions had been sought.  It was included in the Devon County Council Transport and Infrastructure Plan but has not been pursued by the County as a priority.

·       Due to the width of the Old Bideford Road it was difficult to segregate pedestrians, cyclists and vehicles.  Cyclists would be required to use the road, which was a relatively short route and then join the existing cycling network at the junction with Tews Lane. The 30mph speed limit would be extended further along the Old Bideford Road.

·       The indicative layout set out the vehicle routes and the number of pedestrian crossings would increase.  Residents would not have to walk the whole of the site as there were routes proposed within the layout.  If an additional access was created, it would result in the loss of hedgerow and have an impact on biodiversity.  It would also result in additional conflicts for traffic turning.

·       If an access was created in the south west corner of the site, pedestrians and cyclists would be joining an unsafe piece of road.

In response to questions, the Service Manager (Development Management) advised the following:

·       In terms of how the section 106 contributions were spent, it was outside of the Local Planning Authority’s to hold to account.  In terms of GP practices, the Local Planning Authority consulted with NHS Primary Care to gain an understanding of their requirements. In the past some section 106 contributions had been spent on providing additional services or to expand an existing GP surgery.  A Freedom of Information request would be required to be made to the appropriate organisation to gain an understanding of how Section 106 contributions were allocated.

·       It was an outline application, the details of the scheme would be contained within the reserved matters application.  There was no planning policy to support the provision of environmental factors of design such as the requirement for solar panels or air source heat pumps and therefore to trigger planning conditions.

·       Feedback could be requested from Devon County Council regarding the formula for calculating Section 106 contributions for early years contributions.

·       The frequency of the bus service would change to half hourly.  There was capacity within the existing bus route and no request to provide an additional bus stop.  A representative from Devon County Council Highways Authority had been invited to attend the meeting, but no reply had been received.

·       A representative from Devon County Council Highways Authority was not present to provide further information in relation to their consultee response.  The Highways Authority as part of their consultee response would have looked at the paragraph 16 of the National Planning Policy Framework, considered highway safety and the residual cumulative impact on the road network. They had not raised any objections to this application and it could not be refused on the basis of highways grounds. The connectivity to Roundswell and for pedestrians were good.  On the whole, the benefits outweighed the harm.

·       There was no highway justification to seek an additional access to the site.  The connectivity for pedestrians and cyclists would be included within the reserved matters application.  An additional access could not be achieved by amending the application.

Councillor Prowse declared a non-registerable interest as a Director of a CIC Pre-school.

RESOLVED that application be APPROVED as recommended by the Lead Planning Officer (Major Applications) with delegated authority approved to refine conditions and planning obligations and in relation to highways in consultation with the Devon County Council Highways Authority and Ward Members.

It was noted that Devon County Council would be requested to provide further information regarding the formula for the calculation of Section 106 contributions for early years contributions.