Agenda item

The Committee considered a report of the Senior Planning Officer for the erection of 181 no.2,3 and 4 bedroom two storey dwellings with associated works on Land South of Greylingstadt Terrance, The Middles, Stanley (for copy see file of minutes).

The Senior Planning Officer gave a detailed presentation which included a site location plan, site photographs, a site layout plan and a summary of the report.  A site visit had taken place on the previous afternoon.

Councillor Wilkes addressed the Committee to confirm that although he was not specifically objecting to the proposal, there was a lack of clarity regarding Biodiversity Net Gain (BNG) within the site.  The information published on the Council’s website indicated that a site of only 9.5 hectares would have over 8 hectares of urban trees and whilst he had received information regarding the way the metrics had been calculated and acknowledged the information presented by Officers, it remained unclear how many of the 366 trees on site would contribute to the BNG requirement.  Half of the trees were located within private gardens which could not be controlled and therefore not able to be counted toward BNG.  He assumed there was no condition that could be applied to private trees and required confirmation that the remaining trees were sufficient to meet BNG requirements for the site.  Councillor Wilkes suggested that more clarity be provided in planning applications in order for Members to ensure that the Council was meeting legal obligations.

Mr Dodds addressed the Committee to confirm that the Applicant specialised in entry level housing which was aimed at low to middle earners, which gave customers at the lower end of housing market the chance to own a home.  The proposal was for the development 181 homes and care had been taken to ensure that homes were affordable.  A two bedroom property was considered cheaper than private rent and properties also offered significant savings through energy bills due to their efficiency.  The scheme would also provide significant contributions to open space, improvements to footpaths, increased GP capacity, onsite amenity space and 18 affordable units.  In addition to Section 106 contributions Mr Dodds referred to a Community Matters Initiative which would be introduced for local initiatives, including sponsoring local junior sports teams, local employment commitments and sustainability pledges.

Mr Dodds confirmed that the trees within garden areas had not been counted within the calculation used for BNG.  To sum up, the proposal was a predominantly first time buyer led, low cost home ownership scheme, in a sustainable location, with a significant package of contributions and he hoped that it would be supported by Members.  He thanked council Officers for their professionalism throughout the application process.

The Planning Officer advised that the application had been submitted in 2022 and therefore assessed on previous BNG requirements which required a net gain.  It was important to note that the distinctiveness had improved and the required BNG would be delivered, with only the trees in open space and other site improvements included in the calculation.   The Ecology Officer added that trees within gardens could not be included in the calculation, however there were 185 trees within public open space which would equate to a net gain when combined with the onsite habitat creation.

Councillor Elmer was concerned that the application had not been required to meet the new BNG requirements and reminded the Committee of the hierarchy in relation to BNG.  It was most important to retain valuable habitats on site and to only replace where necessary, with like for like.  If losing grassland, it should be replaced with grassland and in this situation there was a large amount of grassland to be lost but it appeared to be replaced with tree planting which didn’t align with the principle of on site like for like.

The Ecology Officer advised that habitats were assessed for distinctness and only if grassland was determined as high level would it be required to be replaced like for like.  The grassland on this site had been categorised with low level distinctiveness and according to guidance any medium distinctiveness habitat could be used to compensate.  The BNG gain was therefore being partially delivered through a medium distinctiveness urban tree scheme.

Councillor Elmer had visited the site and queried whether the entrance corridor of grassland was being retained.  The Ecology Officer advised that this area contained 0.6 hectares of grassland which had been assessed and classified as other neutral grassland and 0.4 hectares was being retained and enhanced in addition to another area of grassland to the south of the site.  A proportion of this grassland would be built upon.

Councillor Wilson confirmed that the application accorded to policy and framework and could see no reason to reject the application.  The land was not in use and there had been little objection to the scheme therefore he moved the recommendation to approve the application.

Councillor Atkinson noted that comments from Councillor Wilkes had not equated to an objection and only 20 in total had been received. He therefore seconded the motion to approve the application.

Councillor Shaw added that appropriate housing schemes were essential for the Council to meet future housing need.

Councillor Elmer confirmed that he was in support of the application and noted its value, but he wanted to ensure it had been assessed correctly.

Councillor Richardson referred to representations which had been made by the Local Member raising concerns about access to the site.  The Highway Development Manager confirmed that the proposed access met all required standards in terms of visibility.

Resolved

That the application be APPROVED subject to the conditions outlined in the report and the completion of a legal agreement under Section 106 of the Town and County Planning Act 1990 (as amended) to secure the following;

·      £267,987 towards upgrading/delivering open space off site;

·      £80,500 towards footpath improvement works in the vicinity;

·      £87,234 to increase GP surgery capacity in the area.

·      The delivery of 10% Affordable housing units on site, equating to 18 units for affordable home ownership, 5 of which will be first homes and 13 of which will be discounted sale and;

·      An updated Habitat creation, management and monitoring plan and an agreement under Section 39 of the Wildlife and Countryside Act 1981 for long term management and monitoring