Agenda item

Application for determination:-

Erection of 89 dwellings with vehicular access from Estcourt Road and Denmark Road together with details of landscaping, play area, drainage and other associated infrastructure at the Former Civil Service Sports Ground, Estcourt Road.

The Principal Planning Officer presented the report which invited the Committee to resolve how they would have been minded to determine the application which was now the subject of a planning appeal which had been made on the grounds that the Council had not determined the application within the prescribed period.

The application was for the erection of 89 dwellings with vehicular access from Estcourt Road and Denmark Road together with details of landscaping, play area, drainage and other associated infrastructure at the Former Civil Service Sports Ground, Estcourt Road.

She referred to the late material which contained minor corrections to the report and further information on the Housing Delivery Test, the Appropriate Assessment upon the likely effects upon the Cotswold Beechwoods Special Area of Conservation and On Site Ecology.

Councillor Hilton as Ward Member addressed the Committee in support of the Officer’s Recommendation.

He referred to the following:-

·         Loss of playing fields

·         Proposed green space not readily accessible to the existing community

·         Overdevelopment of site

·         Kingsholm has less public open space than other wards in the City

·         Highways issues, loss of slip road and turning area

·         Loss of on-street parking

·         Congestion at School start and finish times

·         Importance of adhering to Joint Core Strategy policies.

Adrian Welsh, a resident of Heathville Road addressed the Committee in support of the Officer’s Recommendation.

He raised the following concerns:-

·         Access, over 180 vehicle movements of junction

·         School has over 800 pupils, many of whom arrive by car

·         Excessive congestion

·         15 Coaches morning and evening will have to use Heathville Road

·         Pupils will have to cross the road to reach the nearest primary school

A Member questioned the distance between the dwellings backing on to Bijou Court and was advised that it was approximately one metre which was sufficient room for a walkway.

Another Member was advised that an attenuation basin would hold excess water and discharge at a reduced rate and in this case was only expected to be wet after a once in thirty year event and could therefore be used as open space. The Member was also advised that replacement sports facilities were required by policy.

The Chair expressed concerns regarding access to the site particularly from Denmark Road.

Another Member expressed serious concerns regarding road safety for children.

The Vice-Chair believed that the application was poorly designed and the loss of the roundabout would cause problems especially on match days.

Another Member expressed concerns that the application conflicted with Joint Core Strategy policies.

A Member noted that the application was acceptable to the Highway Authority but believed that common sense should prevail. He felt that minimum standards should not be accepted when there were opportunities available to create better designed places. The 21m distance between dwellings was essential although this was still not enough in his view. He noted that the former private playing fields had provided a green lung for Kingsholm.

The Chair reiterated his concerns regarding the access to the site but understood the Officer recommendation in light of the consultation response from the County Highways Authority. He therefore moved the Officer’s recommendation and was seconded by the Vice-Chair. He asked Officers to ensure that, in the event of a subsequent planning inquiry, Members concerns regarding access and congestion be brought to the Inspector’s attention.

RESOLVED that the Secretary of State be advised that the Council would be minded to refuse planning permission for the appeal proposals in the interests of proper planning for the area for the reasons detailed in the report.