Agenda item

Land Opposite 1 And 10 Station Lane, Old Dalby

Applicant:     Mrs Sarah Grey

 

Location:      Land Opposite 1 And 10, Station Lane Old Dalby

 

Proposal:      Residential development of up to 72 dwellings (revised from 80 dwellings), associated infrastructure and landscaping

 

(a)       The Planning Officer (GBA) stated that: The following application relates to an outline application  with access off Station Road, Old Dalby for up to 72 dwellings, revised for an initial 80 when originally submitted.

Since the publication of the report last week, there have been no updates to report.

On site visit there were queries relating to Pinks which were found to not be a hindrance to the proposal and there are no conditions on the operation of the business units at the industrial estate.

The scheme presents increased housing supply in an area that is adjacent to employment opportunities and public transport links to opportunities nearby.

It is also close to Old Dalby which presents an area with a primary school and forms a rural supporter status in the most recent research into areas in Melton for new housing.

The site is  also brownfield which is strongly recommended for development in the recent housing white paper and in national planning policy and guidance.

The scheme is an allocated site within the Dalby neighbourhood plan which further carried weight to in the determination of the application.

It is noted that the site does have land uses that are considered noisy environments. However the scheme has been required to put a fence to mitigate against the impacts of the development of noise along with a robust mitigation scheme that will need to be agreed as part of a subsequent reserved matters application.

The railway test track has conditions on its use also which limits the activity on this during unsociable hours.

Contamination remains to be monitored and cleared by way of a robust scheme which has been controlled by conditions.

Finally, the development is to provide a large expanse of the development area to ecological improvements in the area.

On balance the development is proposed to offer increased housing supply on brownfield land in a reasonably sustainable location.

It is in conformity with the neighbourhood plan and offers ecological improvements with section 106 contributions towards education and other key facilities.

As such weighing up all issues the scheme is recommended for approval as per the report.

 

(b)       Cllr Schmidt, on behalf of Broughton & Old Dalby Parish Council, was invited to speak and stated that:

 

• We object to the number of proposed houses, it should be a smaller number.
• Should consider all of the emerging policies. Consider Policy H4
• Concerns regarding density and size.
• Should be more homes suitable for older people and the less mobile.
• Concerns regarding parking spaces. There should be a minimum of 2 parking spaces and more for larger properties.
• The play area should be in more central space and accessible for all .
• Applications submitted for section 106 but these haven’t been considered in the report.
•  

There was a discussion regarding the minimum and maximum number of houses.

 

(c)        Simon Proffitt, on behalf of the objectors, was invited to speak and stated that:

 

• The harms outweigh the benefits.
• Main benefit would be to the housing supply target and to clean up the land.
• The housing level for Old Dalby has been exceeded by other permitted application over the last 18 months.
• Not sustainable
• Residents would be in close proximity to an operating industrial estate and rail test line.
• The proposed development is too large, too dense and too close to non residential operations.

 

Members asked Mr Proffitt if there was a shop and where the nearest Drs surgery is.

 

Mr Proffitt confirmed that there isn’t a shop and that the nearest Drs surgery is Long Clawson which is over subscribed.

 

(d)      Colin Wilkinson, agent on behalf of the applicant, was invited to speak and stated that:

 

·         It is a redevelopment of a contaminated brown field site.

·         Already benefited from 15 dwellings on frontage.

·         Density of 13 dwellings per hectare.

·         Reduce vehicle speeds and protect pedestrian safety.

·         The neighbourhood plan identifies this site .

·         Preferable to further expansion into greenfields sites.

·         Number of houses - at least 42 with no upper limit. Limit of 42 was recommend but without evidence.

·         Policy H2.

·         Matter of housing design will be dealt with in reserved matters.

·         Excellent access to open space.

Members asked if there were sufficient parking spaces per property, if the parking spaces were adjacent or tandem and for clarification of the open space and the density of the dwellings.

 

Mr Wilkinson responded that it is an outline, indicative layout and that they were proposing 187 parking spaces for 72 units. It is normal to incorporate green spaces in calculations. 80% to be 2 and 3 bedroom houses. It is a development with many smaller houses than you would expect to see.

 

A Member asked where the play area would be.

 

Mr Wilkinson explained that there would be a formal area of play to the south and in the north there is a play area in the adjoining development. All houses have good access to the green areas.

 

A Member noted that there is a train track close to the play area and felt this would be a danger to children.

 

Mr Wilkinson responded that the boundary with railway line will have a 2 metre high acoustic fence, partly for safety and partly for noise.

 

A Member asked if the play areas are up to H11 standard and noted that they would like to see it surrounded by housing rather than a car park.

 

Mr Wilkinson responded that the car park is there to help for users of the play area but concerns can be addressed surrounding this.

 

The Planning Officer (GBA) noted that the examiner had recommended the minimum of 42 dwellings. The applicant will have to come back with full detail and will endeavour to achieve the best possible design.

 

A Member asked about the Deptford pinks.

 

The Planning Officer (GBA) responded that it hasn’t arisen as an issue for the site and he understands are on adjacent land.

 

There was a discussion regarding if this site had been identified in the neighbourhood plan.

 

The Head of Strategic Planning and Regulatory Services advised that this site isn’t in the local plan but that the proposal overlaps with an existing permission for housing which is at the front part.

 

A Member asked if the 15 dwellings which are already approved are in the totals referred to in the Neighbourhood Plan.

 

The Head of Strategic Planning and Regulatory Services believed they were.

 

Members raised concerns regarding the proximity next to an industrial operation and the lack of amenities in Old Dalby.

Cllr Holmes proposed to refuse the application due to lack of amenities, lack of school places, over intensification and concerns regarding safety due to the play area being near to a railway track.

 

Cllr Chandler seconded the proposal and emphasised her concerns regarding the proximity of an industrial estate.

 

The Planning Officer (GBA) responded that environmental health and reserved matters will draw out any issues regarding the industrial operations.

 

The Head of Strategic Planning and Regulatory Services noted that the relationship with the industrial area and railway had been subject to an assessment. It is an outline application with an indicative layout.

 

 Mr Wilkinson said the applicant can make adjustments to address concerns.

 

The Neighbourhood Plan carries  significant weight.

 

There were further discussions regarding the weight of the Neighbourhood Plan, the possible uplift in the number of houses built, separation distances, if the land could be used for any other purpose than dwellings and the capability of the site.

 

Cllr Holmes amended her proposal to state over intensification as the reason for refusal. She noted that she would like the applicant to consider moving the play area.

 

Cllr Chandler, the seconder, agreed to the amendment to the proposal.

A vote was taken. 2 Members voted for refusal and 9 Members voted against refusal.

 

Cllr Faulkner proposed to permit the application in line with officers recommendations.

 

Cllr Cumbers seconded the proposal and added that the agent will have taken note of Members concerns.

 

A vote was taken. 9 Members voted in favour to permit and  2 Members voted against. Cllr Chandler and Cllr Holmes asked that their votes against permit  be recorded.

 

Determination: PERMIT, subject to:

•           Completion of a s106 in the terms set out in the report

•           The conditions as set out in the report

 

REASONS:

The application represents a vehicle for the delivery of housing of the appropriate quantity, in proportion with the development and of a type to support the local market housing needs.  Old Dalby is considered to be a reasonably sustainable location where primary education and other services can be assessed.  It is considered that there are material considerations of significant weight in favour of the application:-

 

A significant benefit is that this development is proposed on derelict land which according to the NPPF should be encouraged for new development. This development will enable remediation of this site and provide housing to the Melton Borough.

 

Further positive benefits of the scheme including a large area safeguarded for its ecological importance, surface water management in the form of a sustainable drainage along with significant developer contributions to mitigate impacts upon local services.

 

The impacts on potential occupiers have been fully considered in light of advice on noise and contamination. The noise impacts specifically have been deemed satisfactory and recognise that the Network Rail operated test track and nearby business have their own operational restrictions.

 

Following examination of the Broughton and Dalby Neighbourhood Plan, a modification has proposed that The Site at Station Lane should be allocated for housing if to proceed to referendum. This has been accepted by the PC as part of the Neighbourhood Plan and therefore carries significant weight to approving the site.

 

Though by no means “optimum”, the site is considered to perform reasonably well in terms of access to facilities and transport links: those in the immediate vicinity and the added benefit of a modest range of additional services in Neither Broughton and Long Clawson nearby.  However there remain deficiencies, most obviously in relation to secondary/higher education, shops, health care and leisure/recreation.

 

It is considered that balanced against the positive elements are the specific concerns raised in representations, particularly the development of the site adjacent to noisy environments and the impact on the character of the rural village with a detachment from the existing built form of the village.

 

The application derives support from the emerging Neighbourhood Plan owing to its strong adherence to its content. This is considered to weigh significantly in favour of the application.

 

In conclusion it is considered that, on the balance of the issues, there are significant benefits accruing from the proposal when assessed as required under the guidance in the NPPF in terms of housing supply and affordable housing in particular.  The balancing issues – development of a site close to potentially noisy environments – are considered to be of less environmental harm than the impact to potential occupiers.  

 

Further improvements through a Reserved Matters application will ensure that the details on design, layout and house type and associated work are achieved to a high standard.

 

Applying the ‘test’ required by the NPPF that permission should be granted unless the impacts would “significantly and demonstrably” outweigh the benefits; it is considered that permission should be granted.