Agenda item

Sysonby Farm, Nottingham Road, Melton Mowbray

Cllr Pearson left the meeting at 18:05.

 

Applicant:     Leicestershire County Council

Location:      Sysonby Farm, Nottingham Road, Melton Mowbray

Proposal:      Outline planning application for demolition of all existing buildings and structures, and the erection of up to 290 Class C3 residential dwellings, local centre comprising of 200 m2 GEA for Class A1, A2, A3, A4 and A5 uses, up to 250 m2 GEA Class B1 business floor space, Class D1 primary school, open space and associated infrastructure, with all matters reserved except access.

 

(a)          The Lead Planning Officer (SL) stated that:

The application seeks outline planning approval with access only for determination at this stage, for up to 290 dwellings, a local centre with A1 to A5 uses and a primary school. The site is allocated as part of the North Sustainable Neighbourhood in the adopted Local Plan. It is being reported to committee due to the strategic importance of the site.

Following the committee site visits and the publication of the Officers report, there are a number of updates.

One further objection has been received, raising further objections to those already made during the application process which have been responded to in the officer’s report. This has been raised with some Members of the Council directly, and also on the planning portal.  The objection relates to the previously refused applications on this site and the neighbouring site to the east, references 14/00518/OUT and 14/00519/OUT. These applications were unanimously refused by the Planning Committee in April 2015.

At the time, Councillor Botterill seconded the motion to refuse, stating that the bypass should be in place before proposals come in. Councillor Simpson stated that there was no local plan and no bypass and that these things are needed before this type of application is permitted. The Highways Officer at the time concluded that there was significant harm to transport in the town, and the harm outweighed the benefits of the development. Mr Palmer therefore considers that the proposals should not be considered until the bypass is in place and that consideration should be given to the previous reasons for refusal in April 2015.

Members will be aware that the Local Plan was adopted in October 2018. The north and east Melton Mowbray distributor road was granted planning permission in May this year and it is expected that construction will start mid to late next year. As this application is in outline, it is not expected that a significant number of dwellings could possibly be delivered before the distributor road is substantially or totally completed. The proposal is therefore considered acceptable in terms of the highways impact.   

In addition, Cllr Wilkinson has this week lodged comments regarding both this application and the neighbouring site promoted by Richborough Estates which is next on tonight’s agenda.  Councillor Wilkinson is in favour of both applications, particularly in the light of Leicestershire County Council being awarded £4.4 million towards infrastructure costs for this application. He raises concerns that if the application is rejected the town could miss out on this investment. 

However, given the ageing population and struggle to retain young families Councillor Wilkinson is keen to ensure that more housing is available to first time buyers. Melton’s housing needs study outlined that the Council should have a target of 40% affordable homes given the demographic projections, stating that the target should be 45% with the introduction of starter homes.

The applicant has not yet published its proposed affordable housing mix for this application. As the Ward Councillor, Councillor Wilkinson would like to see the amount of affordable homes raised to 17.5% from the 15% minimum within the policy. This would be 51 homes in total. He proposes that 57% of these, i.e. 29 dwellings would be for affordable rent, and 43%, i.e. 22 dwellings would be for affordable home ownership. Within this, he would like to see a 50/50 split between Starter Homes and discounted market sales, which would be sold at a 20% discount from market value.

Having recently bought his first home, he states that starter homes are substantially more appealing than shared ownership, and within this proposed mix there needs to be a mix of two and three bedroom homes. Cllr Wilkinson does not believe that one bedroom houses are needed through affordable ownership this early in the life of the Local Plan. The Council has already approved a significant number of affordable rented and shared ownership properties on the Leicester Road site, and Councillor Wilkinson believes that this solution would, increase the supply of homes available to first time buyers specifically, and boost the supply of affordable rent whilst maintaining developer viability.

The applicant has agreed to this approach in principle.

Members will recall on Monday’s site visit a request being made relating to details of the changes to land levels.  I can confirm that from the Ordnance Survey data available to us, the highest point on the site is approximately 20 metres higher than the lowest point on the site.

The application forms a substantial phase of the wider north sustainable neighbourhood, and provides a primary school, a small local centre, 15% affordable housing in accordance with the policy as presented, and developer contributions to make the proposal acceptable in planning terms.

This application has interdependencies with the application promoted by Richborough Estates on the neighbouring land parcel. This site requires the extension to John Ferneley College to provide places for pupils that this proposal will generate. The Richborough Estates site also requires the primary school that is promoted by this application. 

Members will be aware that the Council is undertaking detailed Master planning work for both the north and south sustainable neighbourhoods at present, which it is investing significant staff time and resource to.

As stated within the Officers Report this is a fundamental consideration in the determination of this application. Members are invited to debate the benefits of early delivery of this parcel of land and the infrastructure that it will provide, against the risks of granting permission in the absence of an agreed Masterplan.

At this time, Officers consider that it is acceptable to proceed as it is not considered to prejudice the delivery of the wider sustainable neighbourhood based on the information received to date. 

Consequently, the application is recommended for approval, subject to conditions and a satisfactory S106 as detailed within the Officers report.

 

(b)          Rob Garnham was invited to speak on behalf of the Applicant and stated that:

·                     This application is one of two distinct parts of the bold aspirations of the Melton Local Plan.

·                     The development will provide land and funding for the new distributor road.

·                     S106 contributions per dwelling have been agreed in advance.

·                     Will provide an array of houses for young families and the ageing population.

·                     Homes England grant must be spent by 2021.

·                     It is fortunate that the distributor road will be near to completion, as it is the wish from the public that infrastructure is in place before housing.

·                     The application is compliant with policy; there are no statutory objections, and very few neighbour concerns. These will be resolved at the reserved matters stage.

·                     Development will provide affordable housing and contributions to health provisions.

·                     This, along with the money from Homes England will help to ensure early delivery.

A Cllr made reference to Cllr Wilkinson’s representation and asked Mr Garnham his views on affordable housing that is rent to buy.

 

Mr Garnham confirmed that Richborough homes would support this and the mix stated in Cllr Wilkinson’s representation.

 

The Planning Officer stated that they would be happy to proceed with the mix an increased quantity.

 

A Cllr stated that Leicestershire County Council wanted us to be greener and question Mr Garnham whether he could ensure every house would be green.

 

Mr Garnham informed members that this and design could be noted for the reserved matters stage and that it would be a bold statement to make at this moment in time. It would also need to be defined what was meant by ‘green’.

 

(c)          Cllr Illingworth, the Ward Cllr, was invited to speak and stated that:

·                     He was involved in the Melton Local Plan Group and could not take the same stance that he once did prior to that involvement. It had been explained to residents with cause to refuse that times have changed.

·                     The two sites would be the largest expansion to Melton Mowbray for a number of years and we owe it to the future occupants of the Borough to get it right.

·                     Green credentials Carbon footprints have to be prominent in our minds. Modern standards, layout, materials, road widths, avoidance of tandem drives, spare parkin allocated, levels and overlooking.

·                     The affordables have to be gotten right in quantity and mixture. There was wholesome consultation at the pre app stage with Cllrs so the developers are under no illusion. The principle is fine and the timing can be managed.

·                     It’s important that we give everyone a development to be proud of.

·                     As the following application in the schedule is linked. Take as read.

Cllr Illingworth left the meeting.

 

The Assistant Director for Strategic Planning and Regulatory Services responded to a Cllr’s request for all houses to be green. He stated that Policy EN9 of the Melton Mowbray Local Plan addresses firm encouragement of energy efficiency, high standards etc. A climate emergency has been declared so it is assumed this would be welcomed.

 

A Cllr stated that all affordable housing should be easily managed and afforded.

 

A Cllr expressed their support urban extension but voiced concerns over the reduction in the amount of ground for the Primary School. They stated that families from the wider area would want their children to attend and therefore it would need more facilities.

 

A Cllr stated that the 17.5% affordable housing mix should be conditioned as a minimum. They explained that currently there are no rent to buy properties in the Borough and they allow people to stay in the communities. We are also deficient in starter homes. Discount market homes are also important for this. They agreed that green infrastructure was important and that would need to be tied down. They also stated that a second Medical Practice would be needed and conditions should be used to encourage this.

 

A Cllr queried the statement made previously regarding the land for the Primary School and asked what they would want to see.

 

A Cllr responded that they’d want to see it doubled.

 

A Cllr stressed the importance of ecology and how a condition should be put in place so as not to impact the site.

 

A Cllr supported the new Surgery suggestion. They also stated that they didn’t think we should be saying no to one bedroom dwellings.

 

A Cllr made clarified that Cllr Wilkinson referred to 1 bedroom affordable home ownerships in his statement. 1 bedroom affordable rents would be agreeable.

 

 A Cllr clarified that they weren’t speaking about affordables and that there was a bit of demand.

 

A Cllr voiced their concerns about the land allocation for the Primary School expansion.

 

A Cllr stated the importance to the agent that we do not have houses that are considered to be weak.

 

A Cllr questioned whether it would be possible to have a review of the Primary School.

 

The Planning Officer explained that there had been lengthy discussions and Education are satisfied and that they are looking to plan for larger elsewhere.

 

The Assistant Director for Strategic Planning and Regulatory services explained there is no remit to require beyond boundaries. Both schools are sufficient to meet the needs of the development but they could always ask. He also stated that with regards to the new GP, there are sufficient funds for fresh facilities.

 

Cllr Holmes proposed to permit. She reiterated the importance of the houses having ‘green credentials’ from top to bottom. This would be essential due to the climate emergency. The development should also be built with affordables as discussed.

 

Cllr Glancy seconded the proposal, adding that she was pleased with the affordable homes mix. Despite it beating the Master Plan, it should nevertheless conform to the Local Plan. She stated that all hedges should be retained for character, and tree planting should be included to improve the street scene and relieving harshness. It’s to be conditioned that homes are to have renewable energy sources and there should also be a limit to 2.5 storey buildings.

 

A Cllr queried whether the tandem parking would be addressed at the time of a full application.

 

The Assistant Director for Strategic Planning and Development Control explained that that would be detailed design and layout and there is no Policy on this subject in place as yet.

 

Cllr Glancy stated that it was important the design fitted Policy, and Ward Cllrs be involved before the reserved matter stage.

 

A Cllr supported the proposal and minimum 17.5% housing mix. They expressed their disappointment that the County Council had broken from the Master planning stage, and this puts pressure on other parts of the land which is unfortunate.

 

The Assistant Director for Strategic Planning and regulatory Services confirmed the conditions and other provisions; Cllr Wilkinson’s housing mix suggestions, required design to include climate friendly features ( a policy based on EN9) and reduced carbon emissions for all houses, all hedges to be retained, planting of hedges in street frontage, preventing 2.5 storeys at highest site levels.

 

A vote was taken. All Cllrs present voted unanimously to permit.

 

DETERMINATION: PERMIT, subject to:

(i)            Completion of a s106 agreement as set out in the report to secure:

·                     NHS / CCG contribution;

·                     Education contribution;

·                     Libraries contribution;

·                     Civic amenities contribution;

·                     Libraries contribution;

·                     Open Spaces;

·                     Country Park – upgraded pathway

·                     Land for the provision of the MMDR

(ii)          Affordable housing provision at a rate of 17.5% : 57% of these, for affordable rent, and 43% for affordable home ownership

(iii)         Conditions as set out in the report

(iv)         Additional conditions requiring:

·         All hedges on site to be retained and buffered with a minimum of 5metres semi-natural vegetation from plot boundaries.

·         A requirement for reserved matters applications to demonstrate compliance with Melton Local Plan Policy EN9

·         Tree planting within street scene of the proposed development.

·         A limit on heights of homes to 2.5 storey and prevent them from being positioned on the higher parts of the site.

REASONS: The application site is allocated for housing and associated development as part of the Melton Mowbray North Sustainable Neighbourhood (NSN), covering a large swathe of farmland to the north of the town between Nottingham Road in the North West and Melton Spinney Road in the north east. The proposal has been submitted for outline with access for approval. All other matters are reserved and are to be determined in a separate, future reserved matters application.

Issues regarding access, archaeology, ecology, and drainage have been satisfactorily addressed. Conditions recommended on this application will ensure that the development is delivered and will achieve the standards required to conform to the adopted policies. 

As such, the proposal is considered to comply with the Local Plan policies referred to below and principles of the NPPF, subject to the satisfactory completion of a S106 agreement.