Report of the Head of Planning and Regeneration regarding proposed amendments to the draft S106 and planning conditions approved at a previous meeting.
Minutes:
The Committee had before it a * report of the Head of Planning and Regeneration regarding the above application.
She outlined the contents of the report reminding Members of the previous resolution to grant permission with a S106 agreement dated April 2015 which included funding towards the new junction on the A361. Following changes in circumstances, it was proposed to amend some of the conditions within that decision. She highlighted the area of land allocated for the Eastern Urban Extension, the trigger points for construction and the site boundary, the road junction on the A361 and the phasing of construction that had been agreed. She stated that the Highway Authority now proposed to construct the junction in one go with a ‘T’ junction onto Blundells Road. This was proposed to be changed to a roundabout as part of the Chettiscombe Trust application. No construction had taken place at Waddeton Park although permission for 330 dwellings had been permitted and that no reserved matters applications had been received. It was therefore felt that as the delivery of houses had been delayed, there would be less traffic generated in advance of the delivery of the junction than initially expected. Financial contributions from development were needed to fund the A361 junction, yet at present the development was prevented from coming forward in advance of the junction, making such payments difficult to achieve from a developer cashflow perspective. By amending conditions it was hoped that this impasse could be avoided and that the project could move forward.
Addressing questions posed in Public Question Time: with regard to a further spur at the Gornhay Junction, the land was unavailable and such a junction undeliverable. Employment floorspace in Area A, the Masterplan showed employment and residential development in this area, no details on the type of employment space has been submitted to date, which would affect traffic generation figures. It was therefore not possible to be more specific at this time and the proposed condition change expresses this as an equivalent floorspace in traffic generation terms.
Negotiations had taken place with the Housing Service who had no objection to the amendment to the tenure of the affordable housing. With regard to the different types of junction and the impact on local residents, yes of course the residents counted and accordingly the rate of delivery of housing associated traffic generation had been considered carefully. There was also a need to look at the pace of delivery of the development and to secure junction contributions
With regard to the financial implications of developing the junction, the finance was proposed to come from different sources, there would be a contribution from the developers of Area B and the contribution from Chettiscombe Trust would be phased, Devon County Council may choose to borrow against phased receipts. Officers felt that the amendments to the permissions would help to deliver the development. The remainder of the masterplan was still a material consideration but that there was a need to adapt the plan.
Consideration was given to:
· The masterplanning process and concerns regarding the infrastructure
· Concerns that the Masterplan would be diluted further
· The concerns of Blundells School with regard to the safety of their students
· Access to the site via narrow lanes for construction traffic
· The number of houses proposed to be built in the first year of development
· Vehicles accessing the site via Sampford Peverell and Halberton
· Funding issues for the new junction
· The need for the masterplan to provide a structure for development
· The affordability and deliverability of the development
RESOLVED that: recommendations to amend Condition 10 and 11 be refused for the following reasons: that the proposed changes would be likely to lead to an unacceptable increase in traffic on Blundell’s Road and through Halberton and Sampford Peverell in advance of the new highway junction.
(Proposed by Cllr R L Stanley and seconded by Cllr D J Knowles)
Further RESOLVED that the draft S106 agreement be amended to allow a change in the mix of affordable housing tenure; to allow 60% affordable rent units and 40% intermediate units. Previous committee resolution to be amended as follows: 22.5% affordable housing on site to be provided for occupation on a 60% affordable rent and 40% intermediate tenure mix.
(Proposed by Cllr R L Stanley and seconded by Cllr D J Knowles)
Notes-:
(i) Cllr D J Knowles declared a personal interest as some of the objectors and the landowners were known to him and that he was a Member of the Civic Society;
(ii) Cllrs Mrs H Bainbridge, Mrs C Collis, N V Davey, R J Dolley, R F Radford and R L Stanley declared personal interests as many of the objectors were known to them;
(iii) Cllrs N V Davey and D J Knowles spoke as Ward Members;
(iv) The following late information was reported: Late Objection received 02.08.2016
Blundell’s School object to the proposed changes to the intended junction.
In the absence of an assessment of the impact of the revised junction phasing, the School objects as before. The objection is based upon the increased volume of traffic; Heavy Goods Vehicles travelling through the School campus on Blundells Road; and potential damage to the Environmental Enhancement scheme from this traffic.
There is also the point that the Environmental Enhancement was Road Safety Audited on the basis of the previous junction phasing. It has not been re-assessed based on what is now proposed. This now poses an unknown risk to the safety of students which hasn’t been quantified. Our concerns, particularly following an accident this year where a student was knocked over at the school crossing are compounded because the volume increase is not risk assessed;
There is the reported possibility that the full junction does not come forward at all, and we are left with the unmitigated impact of the first phase of development.
(v) * Report previously circulated, copy attached to minutes.
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