Agenda item

Application for determination:

Demolition of all above and below ground structures on the site, remediation and associated earthworks to facilitate development for 70 residential dwellings with associated infrastructure and open space, vehicular access onto Hempsted Lane and pedestrian access onto Honeythorn Close, to include creation of development platforms, provision of flood compensation and structures for ecological mitigation (Revised Plans to application 21/00704/FUL).

The Principal Planning Officer presented the report detailing an application for the demolition of all above and below ground structures on a site, remediation and associated earthworks to facilitate development for 70 residential dwellings with associated infrastructure and open space, vehicular access onto Hempsted Lane and pedestrian access onto Honeythorn Close, to include creation of development platforms, provision of flood compensation and structures for ecological mitigation (Revised Plans to application 21/00704/FUL).

She recommended that an additional condition be included to require the submission and approval of full details of the proposed new substation  to ensure that it would be protected in a flood event.

A local resident addressed the Committee in opposition to the application in its current format.

He stated that the application should not be granted in its current format on the following grounds.

-          The current application was a backtrack on what was previously agreed between the Developer and the former Ward Councillor and would become a rat run for anti-social behaviour and burglary.

-          The latest plans would give permanent access to pedestrians. This was highly dangerous.

-          The area was used as a turning circle for vehicles. If pedestrian access was granted, then cars would be turning into an area with pedestrians. There was an 8ft fence, so views would be obscured.

-          Larger vehicles such as delivery vans needed to use the turning circle. Otherwise, they would be reversing out into the main road.

-         The granting of the application would lead to an increase in anti-social behaviour and crime.

-         The footpath would give criminals a licence to access homes and vehicles.

-         Hempsted School was already oversubscribed. The granting of the application would further add to this.

-         Parking concerns.

-         Flood risk.

The applicant addressed the Committee in favour of the application.

She stated that the application should be approved for the following reasons:

-          The Applicant had worked closely with officers and had made amendments to the scheme when required.

-         The scheme would create a large amount of green and open space

-          Remediation works had already got underway.

-          They had looked closely at the issue of drainage.

-          70% of the green space would be public open space.

-          Ecological enhancements would result in a biodiversity net gain of 22%. This greatly exceeded the required amount.

-         There would be a mix of housing and 20% of it would be affordable (14 units).

-         The dwellings would be sustainable and would be gas free.

-          A significant s106 contribution would be provided.

-         It would provide much needed housing and change what was currently a brownfield site.

-        The dwellings were of a high-quality design.

Members’ Questions

The Principal Planning Officer answered members’ questions concerning why pedestrian access into Honeythorn Close was being proposed if the original plan was for it to accessible by emergency vehicles only, clarification regarding the numbers, type and accessibility of bollards, whether they were proposing to create a blind alley, how frequently would the site be expected to flood and the height of the flood, concerns around sewage in Hempsted, whether the properties would be fitted with Solar Panels, who would maintain the public open space and landscaping and whether a condition to remove pedestrian access be proposed as follows:

-        Pedestrian access into Honeythorn Close was being proposed for two reasons. Firstly, because it would promote good connectivity and encourage walking and cycling. Secondly, as it would ensure a safe route in the event of a flood.

-         The Emergency Access bollard would still be locked. It would be likely that there would be a combination lock with the code provided to emergency services. Otherwise, it would be operated by a universal key. There would be a bollard to stop vehicles accessing the footpath.

-          The access would be very well overlooked by the proposed new houses that would front it and there would not be a blind alley

-          Significant flood assessment work had been undertaken. The 0.5 metre figure was the maximum flood water level at the site access. The flood event used was the 1 in a 100 year event  (1% annual probability)..

-          Paragraph 6.84 of the report detailed the information regarding sewage. The proposed wastewater drainage strategy comprises a conventional gravity sewer system discharging to the existing public foul sewer to the east of the site where Hempsted Lane meets Secunda Way. Furthermore, Severn Trent were satisfied with the revised details submitted.

-          There would not be solar panels. However, as paragraph 6.129 – 6.133 highlighted, there would be a high level of insulation, dwellings would have the use of an air source heat pump, smart metres and controls to manage energy use. It was also proposed to incorporate water efficiency measures including a wastewater recovery system and limiting water usage through flow restrictors

-          The public open space and footpath would be maintained by a Management Company.

-          Delegated powers could be given to officers to request and agree amended plans to remove the proposed bollard and replace them with a 1.8 metre high fence and locked gates for use by emergency vehicles only, if members wished.

The Highways Officer responded to members’ questions concerning whether Gloucestershire Highways had taken the turning circle into account during their assessment of the site, whether vehicles would have space to turn with the updated application and whether traffic lights were being proposed as part of the application as follows:

-         During investigation of the site, the turning circle was considered. Vehicles would be turning or reversing slowly which would protect the safety of pedestrians.

-         There would still be space for vehicles to turn in the turning circle.

-         The turning circle was used to stop larger vehicles (delivery vehicles etc.) from reversing straight out on the main road.

-         The application was assessed, and traffic lights were not deemed to be required at the site.

Members’ Debate

The Vice-Chair stated that he supported the vast majority of the application but that he had issues with the proposed pedestrian access onto Honeythorn Close. He stated that understood the need for Emergency vehicles to access Honeythorn Close. However, he did not agree with the proposed pedestrian access into it. He said that he believed that it could significantly increase anti-social behaviour and that the case for access was not strong enough.

Councillor Wilson stated that he believed that the vast majority of the application was excellent. However, he stated that he had issues with the concept of large delivery lorries reversing in a pedestrian area.

The Chair moved and the Vice-Chair seconded a motion to delegate the granting of the application to the Planning Development Manager subject to the conditions in the amended late material, the inclusion of an additional condition requiring the submission and approval of details of the proposed substation, with delegation to officers to secure amended plans to remove the pedestrian access from the site to Honeythorn Close with the installation of a 1.8 metre high fence with locked gates for use by emergency vehicles in a flood event.

RESOLVED that: - the granting of planning permission is delegated to the Planning Development Manager subject to:

1. The submission of amended plans that remove the proposed pedestrian access to Honeythorn Close, with the bollards replaced by a 1.8m high fence and locked gates to allow access to emergency vehicles only.
2. The conditions outlined in the amended late material with an additional condition requiring the submission and approval of details of the proposed substation.
3. The completion of a Section 106 agreement to secure the following:

• 20% on site affordable housing units (20%)

• A contribution of £322,807 towards off-site formal sport provision

• On site POS provision to include a LEAP, details of a Management Company and open spaces works specification.

• A contribution of £8,997.25 towards the provision of allotments

• A contribution of £13,720 to library provision, specifically towards additional library resources at Gloucester Library.

• A contribution of £246,546.55 is proposed for secondary school provision in the Gloucester Secondary Planning Area.

• The provision of 3 self-build units

·       A Monitoring Fee and Default Payment in association with the Travel Plan