Agenda and minutes

Councillor Morgan declared a personal and prejudicial interest in applications 16/01055/OUT and 13/01032/OUT, both on land east of Hempsted Lane, due to predetermination.  He left the meeting during the consideration of these applications.

To approve as a correct record the minutes of the meeting held on 7^th March 2017.

The minutes of the meeting held on 7^th March 2017 were confirmed and signed by the Chair as a correct record.

Any late material in respect of the applications detailed below will be published on the Council’s website as a supplement in the late afternoon of the Committee day.

Late material in respect of each of the applications detailed below was circulated.

Application for determination:-

Outline application for housing and student accommodation; car parking, road, footpath and drainage infrastructure; ground works; provision of open space and landscaping; and demolition of existing buildings and structures. (All matters reserved) at Allstone Sand and Gravel, Myers Road.

The Principal Planning Officer presented the report which detailed an outline application for housing and student accommodation; car parking, road, footpath and drainage infrastructure; ground works; provision of open space and landscaping; and demolition of existing buildings and structures (All matters reserved) at Allstone Sand and Gravel, Myers Road.

He drew Members’ attention to three further representations contained in the late material.

He stated that the development of this brown field site would provide a mix of housing types and contribute to the City Council’s five year land supply. The purpose-built student accommodation would free up affordable housing elsewhere in the City.

He noted that the present use of the site was somewhat of an eyesore and did not present a very good entrance to the City for people arriving by rail. He stated that the present use did not sit comfortably with the nearby residential environment with issues relating to dust, noise and traffic.

He believed that this proposal could encourage the continuing regeneration of the Railway Triangle site.

He noted that land contamination issues affected the site due to both the present use and the previous use as railway locomotive sheds although Environmental Protection considered that, subject to conditions, the site could be remediated.

He advised that the site was within Flood Zone 1 and the Wotton Brook had a history of flooding but the Council’s Drainage Engineer and the Local Lead Flood Authority were satisfied with the proposals subject to appropriate conditions.

He noted that vibration from the railway could be an issue but Environmental Protection believed that the positioning of the development was acceptable subject to appropriate conditions.

He referred Members to paragraph 7.7 which noted that the viability assessment submitted by the applicant had been independently assessed by a consultant on behalf of the City Council. The consultant had confirmed that the viability of the development was marginal with no affordable housing provision and no Section 106 contributions.

The Vice-Chair believed that this was a complex site and the present use was no longer appropriate. He was concerned by the proximity of the railway lines but noted that any problems would be mitigated by condition.

He expressed disappointment that the development could not deliver any affordable housing or Section 106 contributions but he understood the reasons for that.

He believed that the proposal would be good for Gloucester and that the provision of student accommodation would free up much needed housing at the lower end of the market in the City.

Councillor Morgan concurred with the Vice-Chair and looked forward to considering the reserved matters. He shared the disappointment at the lack of affordable housing and asked if the developers could look at that again.

Councillor Lugg noted that visitors to Wotton Lawn Hospital used the Irish Club parking and recalled complaints in the past from the Swallow Estate.

The Chair understood that the constraints of the site including heavy contamination prevented the provision of affordable housing but he believed that the proposals represented betterment  ...  view the full minutes text for item 115.

Application for determination:-

Engineering operation to construct balancing pond(s) and associated landscaping on land to the east of Hempsted Lane.

Councillor Morgan declared a personal and prejudicial interest in applications 16/01055/OUT and 13/01032/OUT, both on land east of Hempsted Lane, due to predetermination.  He left the meeting during the consideration of these applications.

The Principal Planning Officer presented the reports detailing the following applications on land east of Hempsted Lane:-

16/01055/FUL:- Engineering operation to construct balancing pond(s) and associated landscaping.

13/01032/OUT:- Outline application for residential development of site, open space including orchard, cycleways, footpaths and associated works. Means of access offered for approval (layout, scale, appearance and landscaping reserved for future consideration).

He referred Members to the late material which contained responses from the Highway Authority; the Council’s Landscape Architect; a further representation and an amended Officer recommendation in respect of application 16/1055/FUL together with an amended Officer recommendation in respect of application 13/01032/OUT.

Mr Thomas Ayers, on behalf of the applicant, addressed the Committee in support of the application.

Mr Ayers noted that the issues had been covered in the Officer’s report. He thanked the Council’s Planning, Drainage and Landscape Officers for their assistance.

He believed that the proposals represented a detailed and workable scheme for residential development which was supported by Officers.

He supported the Officer’s recommendation regarding the balancing ponds and Section 106 Agreement and he advised that the Charity would fund the clearance of ditches and on-going maintenance. He believed the scheme would add interest and variety to the site.

The Vice-Chair welcomed the proposals which would enhance amenity and address the maintenance costs. He approved the amendments to produce more gentle slopes and noted that the scheme would deliver 40 per cent affordable housing. He asked if there would be water permanently present in the balancing ponds.

The Principal Planning Officer advised that the ponds were designed to cope with run off from the development site and included a low flow channel and would not provide a permanent lake.

The Chair agreed with the Vice-Chair and believed that the proposals would encourage bio-diversity and protect downstream properties from flooding.

Councillor Toleman asked if the proposals would alleviate the waterlogged ground near the footpath from The Gallops to Hempsted Lane. He was advised that the proposals would formalise the drainage flow through the site and enhance the current drainage regime.

Councillor Hanman was advised that the location of the septic tank had not been specified but that the applicants had advised that it was in the area designated as public open space.

RESOLVED that:-

a)   Application 16/1055/FUL

That planning permission be granted subject to the following conditions:

Condition

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

Condition (updated)

The development shall be undertaken in accordance with the drawings (inasmuch as they relate to land within the application site) on the plans  ...  view the full minutes text for item 116.

Application for determination:-

Variation of conditions 1 and 2 of previous reserved matters approval 10/00467/REM to allow for an amended layout and house types (133 dwellings) on Area 4A2 on Framework Plan 4, Kingsway.

 The Principal Planning Officer presented the report which detailed an application for the variation of conditions 1 and 2 of the previous reserved matters approval 10/00467/REM to allow for an amended layout and house types (133 dwellings) on Area 4A2 on Framework Plan 4, Kingsway.

The Principal Planning Officer referred Members to the late material which contained an update on some of the outstanding issues and the consultation response from the Highway Authority. She advised that her recommendation remained unaltered.

She noted that there were still concerns relating to the mass of parking proposed along the SUDS buffer and the cluster of the larger affordable housing units. She stated that having all the larger houses together results in a high density of residents within a small area which was not ideal.

She noted that the distances between properties had been improved and the applicant was aiming to achieve a distance of 20 metres in most but not all cases. She considered that the flat over garage appeared to be hemmed in and noted that the possibility of relocating the bus stop was being investigated.

She required further explanation regarding the variations in levels when comparing the approved and now proposed scheme. She welcomed the provision of a bungalow and advised that one ground floor apartment would be a single bedroom mobility unit and there would be another two bedroomed mobility unit as well.

Mr Ian Drew, Design and Planning Manager, Taylor Woodrow, addressed the Committee in support of the application.

Mr Drew stated that the original approval dated back to 2010 and since that time both policies and customer expectations had changed. This revised scheme was designed to address those issues.

He stated that the new scheme provided an increased number of parking spaces compared to the approved scheme. He stated that this had required compromise in the design and layout and whilst he acknowledged that there would be an impact, it would be no greater than that of additional cars parking.

He had worked with Officers to address the distances between properties and he expected highway issues to be addressed through a Section 38 agreement.

He was looking at the possibility of relocating the bus stop and, in conclusion, he stated that any outstanding issues could be addressed by appropriate conditions and the application could be determined at the meeting.

The Vice-Chair considered that the proposals were an improvement on the previous scheme. He understood officers concerns regarding the massing of car parking but he believed that was preferable to additional on-street parking. He suggested that concerns on layout could be addressed by appropriate delegation to Officers and considered the bus stop to be an anomaly in its current position.

Councillor Lugg expressed concern that the three four bedroom affordable housing could potentially have 21 occupants in close proximity and asked if they could be split if possible.

Councillor Fearn noted that some parts of the development appeared to be hemmed in but further reduction in density would reduce  ...  view the full minutes text for item 117.

To consider a schedule of applications determined under delegated powers during the month of February 2017.

Consideration was given to a schedule of applications determined under delegated powers during the month of February 2017.

RESOLVED that the schedule be noted.

Tuesday, 9^th May 2017 at 6.00 pm.

Tuesday, 9^th May 2017 at 6.00pm.