To receive a report of the Head of Planning and Regeneration requesting Members to consider the draft masterplan supplementary planning document for the North West Cullompton urban extension.
Minutes:
The Cabinet had before it a * report of the Head of Planning and Regeneration requesting it to consider the draft Masterplan supplementary planning document for the North West Cullompton urban extension.
The Cabinet Member for Planning and Economic Regeneration outlined the contents of the report stating that the Core Strategy adopted in 2007 established a growth strategy which concentrated development within the main settlements of the district including Cullompton. An urban extension on the NW side of Cullompton was established within the Allocations and Infrastructure Development Plan Document This was adopted in January 2010 following extensive public consultation and examination by a Planning Inspector. The urban extension had therefore been established in adopted planning policy for some 16 years with land on this side of Cullompton having been accepted as being an appropriate location to help meet the growth needs of the town. The urban extension was allocated on this basis to provide housing and employment, together with associated infrastructure.
An area of 74.8 ha to the north west of Cullompton was allocated for mixed use development for 1100 dwellings and 40,000 square metres of employment floor space. 28 ha were proposed for strategic green infrastructure. A range of adopted planning policies set out requirements for the planning of the urban extension in terms of development requirements, employment provision, housing including affordable housing and gypsy pitches, transport provision, environmental protection, green infrastructure, community facilities, carbon reduction and air quality, phasing and masterplanning. The latter, required that the Council carry out a major public consultation exercise into the masterplanning of the site before planning applications were made and the Masterplan was adopted as a Supplementary Planning Document.
Masterplanning of this site had taken place over approximately a 2 year period with two stages of public consultation, the first between 12th September and 12th October 2014 and the second between 20th August and 1st October 2015. The Masterplan attached at Appendix 2 was the result of this process and was proposed to be adopted as a supplementary planning document. It set out key principles that planning applications would need to take on board in order to be acceptable, how the development would take place in a comprehensive way to deliver common infrastructure and coordinate phasing.
He explained that the report set out in more detail the key issues considered at an early masterplanning stage:
· The developable area and quantum of development
· Access options
· The location and amount of employment land
· The location of sports pitches
· The location of the primary school
· The location of gypsy and traveller pitches
The masterplanning of this site was last considered by Cabinet in August 2015 prior to the second stage consultation. A total of 120 valid responses were received and a copy of the consultation summary document was attached at Appendix 1. The report set out how the Masterplan had been amended as a result of the consultation responses and the views that had been received from Cullompton Town Council. The Town Council was broadly supportive of the Masterplan.
The Head of Planning and Regeneration explained the key elements of the Masterplan in more detail, including the way in which it proposed to prioritise the delivery of the new primary school and the proposed road that would link Willand Road with Tiverton Road.
The Officer outlined the contents of the report, explaining the purpose of the Masterplan, the fact that the land was in multiple ownership and that there would be multiple developers who would need to be coordinated to ensure that the site came forward in a planned manner. The Masterplan referred to aspirations for the development, picking up on what was special about Cullompton and visions for a high quality development that would be sustainable, ensuring walking and cycling were considered, schooling and a local centre. The plan looked at how the development would happen, timescales for infrastructure, who would provide what and formed a clear blue print which would be used by the planning authority.
With regard to the site itself, the officer explained how the new road between Tiverton Road and Willand Road would be delivered. The land was within three main control areas, some land owned by a developer and some land owned by land promoters. These land parcels would be sold in future to developers for housing or employment. Land parcels for sale were indicated within the plan as the land promoters would not develop but would sell on with planning permission to developers.
Working through the Masterplan the Officer highlighted employment areas, housing areas, the primary school, community centres, the new road, and the local centre on a map. The function of the new road was to act as a distributor road around Cullompton, by-passing the town centre, as well as a residential street. Green infrastructure areas were also highlighted. Sports pitches were indicated for both the school and for community use. It would be usual to plan for three pitches but the current provision in the town had been looked at and the Masterplan provided the opportunity for a pitch to be built off site to supplement an existing sports provider in the town, this would be secured at the planning stage. There was also provision for sports changing facilities, a possible youth element such as a youth centre and a crèche.
The Head of Planning and Regeneration outlined access options and highlighted employment land. She explained that there had been a reduction in provision following the commissioning of a review which indicated that the area allocated was too large for the development, taking into consideration nearby employment land.
There was allocation for 5 gypsy pitches on the northern part of the site, close to access from Millennium Way. There was a proven need to provide pitches and it provided part of the affordable housing provision. These pitches would be managed by the Housing Service.
A community health garden had been requested during consultation and this was included within the Masterplan next to the existing health centre.
The Masterplan made it clear that footpaths and bridleways throughout the site would be upgraded.
Higher density housing would be in a location that was easily accessible by public transport, cycling and walking. Density would be lower on the development fringes.
Details of drainage would come forward at the planning stage and would deliver an improvement upon pre-development surface water drainage.
The delivery of the road was intended to be early in the development. On the sale of the two land parcels to developers money would be released into an account to commission the building of the road. The Council would have the ability to step in and access funds if the road did not come forward as expected. This should be within 2 to 3 years from the start of the development (opening to the public). This was quicker than relying on road funding from individual developers house sales. The temporary access through St Georges View would only be required until the new road was open and available for use. It would then close to vehicles but was likely to stay open to pedestrians and cyclists. The Masterplan made it clear that traffic management measurements would be in place. Temporary access also meant felling of a tree currently protected by a Tree Preservation Order. The merits of felling the tree to deliver the road earlier in the process had been taken into consideration. The new road would be constructed from both ends simultaneously.
The Officer explained that there were no significant traffic impacts anticipated to Ponsford Lane from the junction with Tiverton Road.
The Officer informed the Cabinet that phase 1 would be for 500 homes and this would involve the delivery of the new road, traffic measurement measures on Willand Road, temporary access on St Georges View, the provision of primary school land and right of access, the servicing of land for a community building and facilities, green facilities, sports pitches and the gypsy site.
The officer talked through amendments that had been to the plan following the second stage consultation, which were highlighted within the report.
An amendment to the response from Devon County Council regarding the positioning of the new road onto Willand Road was highlighted. The County Council were satisfied with the contents of the masterplan subject to traffic management measures.
Discussion took place regarding:
· The width of the road and the need for it to be wide enough for large vehicles to use;
· The need to ensure that parking issues such as those at Swallow Way (Kingfisher Reach) do not occur;
· The need for off road parking and provision for parking near the school and community facilities;
· The market would demand what was provided in the way of shops, crèche, hairdressers or takeaways and it was expected that this area would be broadly in line with what was provided at the Moorhayes area in Tiverton;
· Concerns regarding the lower allocation of land for employment following the report which suggested employment land to the east of the motorway junction was sufficient;
· Clarification regarding the amount of land required for employment and floor space for employment;
· The need for sustainable urban drainage systems to prevent flooding;
· The number of parking places allocated per property and how this was calculated;
· A shared surface approach to the highway and whether this approach could be used within the development;
· A construction management plan which would be put in place for St Georges View and could restrict times of deliveries, manage car parking and ensure that the road was reinstated to a good condition;
· Whether compensation could be available for the residents of St Georges View.
It was AGREED that:
Additional text be included in the masterplan:
Parallel parking bays will provide opportunity for parking in a controlled manner without obstructing the free flow of traffic. Visitor parking requirements and shared surface arrangements should be taken into account in the overall design proposals for the development;
RECOMMENDED to Council that:
a. Subject to additional text, in respect of parking and shared surface requirements, the North West Cullompton Supplementary Planning document be adopted;
b. That delegated authority be granted to the Head of Planning and Regeneration in consultation with the Cabinet Member for Planning and Regeneration to make any minor text changes;
c. That concerns over parking and the flow of traffic on Swallow Way (Kingfisher Reach) be raised in writing with Devon County Council and that solutions be requested urgently.
(Proposed by the Chairman)
Note: *Report previously circulated, copy attached to minutes.
Supporting documents: