To receive a report of the Head of Planning, Economy and Regeneration with regard to this application.
The Committee had before it a * report of the Head of Planning, Economy and Regeneration regarding the above application.
The Area Planning Officer outlined the contents of the report highlighting by way of presentation an aerial view of the site which depicted the site layout, the proposed number of dwellings, the school site, landscaping proposals, the proposed link road, walking routes, attenuation ponds and the pedestrian link to Rull Lane. She informed the meeting that the issues raised at the previous meeting had been addressed, that of the parking layout in the school area, clarification with regard to the size of the gardens and the positioning of the retaining wall within some of the gardens and the traffic calming proposed. She outlined the street elevations across the site, the site sections, the house types which all now complied with the National Space Standards, the garages and bin stores and Members viewed photographs from various aspects across the site.
Consideration was given to:
· The police concerns with regard to the fencing which had been addressed by Condition 23
· Issues to do with the public right of way which had been addressed by Condition 8
· The number of electric car charging points, addressed within condition 9
· Possible visual impact issues
· Maintenance and general upkeep of the trees and hedges within the development site
· The pedestrian routes and cycleways and their segregation
· The views of the applicant with regard to the issues raised at the previous meeting and the amendments that had been made to the application: the issue of parking arrangements had been resolved, electric charging points could be increased where possible, the character areas within the development, the cycleways and footpaths set back from the road, the issues with the gardens and that the dwellings would be built in line with ‘Fabric First Design’.
· The views of representative from the Town Council with regard to the width of the road and pavements and the provision of adequate car parking on the site, the reality of using cars rather than walking or using public transport, the need for adequate garage sizes, the aging population and the need to reflect on this with regard to pedestrian access and house types and the position of the attenuation ponds.
· The views of one of the Cullompton Members with regard to the size of the houses proposed.
It was therefore:
RESOLVEDthat planning permission be granted subject to conditions as recommended by the Head of Planning, Economy and Regeneration subject to the following:
Condition 7: the reference to “condition 4” in 7.D. should read “condition 5”.
Condition 23: this condition should be amended to read:
First occupation of any dwelling shall not take place until the boundary treatments for that dwelling have been installed in accordance with details which shall have been previously submitted to and approved in writing by the Local Planning Authority. Only such approved boundary treatments shall be installed.
and the prior signing of a S106 agreement for:
i) The overall S106 package between the three applications set out in the separate over-arching Section 106 report at Appendix A to this report, and
ii) To secure the provision of the community orchard, health garden and other public open space together with its long term management and maintenance.
(Proposed by the Chairman)
i) Cllr Guest (Cullompton Town Council ) spoke;
ii) Mr Smith, the applicant spoke;
iii) Cllr Mrs E M Andrews spoke;
iv) *Report previously circulated copy attached to signed minutes.
v) The following late information was provided:
HIGHWAY AUTHORITY – 9th September 2019
The Highway Authority has confirmed as follows:
1. The spine road will be along the route as shown on the detailed plans submitted with the application. Any variations from these details will require an amendment to the plans which the Town Council will be notified of.
2. The junction priority will be for Willand Road to enter the site and run through to Tiverton Road. The remaining part of Willand Road to the signals at Station Road will be subservient with a give way marking. Mini-roundabouts would not be acceptable to provide access to a new development and are contrary to that set out by Design Manual for Roads and Bridges. An alternative option is for a full roundabout, however, this is likely to introduce a greater stop start element in the Air Quality Action Zone.
3. The Highway Authority has agreed a mini-roundabout design at the school entrance which will cater for a Leopard Coach (52 Seater). The Highway Authority would not advocate a second access, and would wish to see inclusion of the off-line parallel parking bays to dissuade any parking on the spine road. The spine road would also be subject to appropriate Traffic Regulation Orders where necessary and appropriate.
4. The residential roads will be 4.80 metres wide, compliant with Government advice on road widths and in keeping with the adopted Masterplan SPD. Turning heads will be of sufficient size to cater for turning manoeuvres. Any vehicle that parks on the public highway and causes an obstruction can be prosecuted under the Highway Act by the police. There are no rights to park on the public highway within the Highway Act and the primary function set out by the Highways Act is for all traffic to pass and repass.
5. The Highway Authority does not consider that the Willand Road/Millennium Way junction will be problem for construction traffic. However, as part of the Construction Management Plan a swept path analysis can be requested and any mitigation measures put in place.
6. A formal restriction to stop motorised vehicles from using the pedestrian accesses onto Rull Lane can be part of the Section 38 Agreement (highways adoption agreement) design.
7. Part of the Section 106 Agreement improvements is works to the public rights of way, which includes consideration of this footpath.
8. With regard to the consideration of the impacts of increased traffic on Willand, this was considered alongside traffic generation from the two outline applications and initial concerns over the increased queues were superseded by the Planning Inspector’s decision on the Willand site. There is a desire to see contributions towards the Town Centre Relief Road being sought through Section 106 monies and given these improvements, congestion in Willand is not considered an issue.
ENVIRONMENTAL HEALTH – 9th September 2019
1. The low emission assessment provided detail regarding the Travel Plan and cumulative air quality impact. Given that the revised application makes no changes impacting on air quality, there are no additional comments to be added by Environmental Health. The distribution of development traffic, according to the Travel Plan, indicates only a minor adverse impact along Willand Road, Cullompton as a result of the development and cumulative developments. Subsequently, there are no adverse concerns regarding the air quality in Willand. MDDC currently monitor the air quality to the closest receptors at Ash Close along the B3181 in Willand and the results are well under the air quality objective as required by Defra.
Conditions – 17 September 2019
First occupation of any dwelling shall not take place until the boundary treatments for that dwelling have been installed in accordance with details which shall have been previously submitted to and approved in writing by the Local Planning Authority. Only such approved boundary treatments shall be installed