Agenda and minutes

To sign the minutes of the meeting held on 2 and 30 March 2015.

The minutes of the meetings held on 2 and 30 March were taken as read and signed by the Chair as correct.

No declarations of interest were made by Members.

The Assistant City Development Manager (Planning) presented the application for a three storey building containing 41 retirement apartments including communal facilities and associated car parking and landscaping.

The outstanding issue was the amount of a contribution towards affordable housing provision but an agreement had not been reached with the applicant.The Council’s external valuer had concluded that a financial contribution of £1,250,000 to the provision of off-site affordable housing would be appropriate. The offer from the applicant was £656,000 together with a CIL contribution of £444,000.

The recommendation was therefore for refusal.

Mr Williams spoke in support of the application. He raised the following points:-

• following refusal of  the previous application, which had been upheld by the Inspector at Appeal, and further negotiations, McCarthy and Stone had offered as an off-site contribution of £656,000 towards affordable housing. When added to CIL (£444,000) the total contribution would be £1.1 million by way of infrastructure/affordable housing related contributions;
• the offer made by McCarthy and Stone was against the opinion of its own valuers but was made to help bring forward this desirable scheme;
• the key difference between the parties was that of the sales value of the individual flats; and
• after two years of negotiations the applicant had put forward a final offer and would abandon the proposal if their suggested terms were not acceptable. 

He responded as follows to Members queries:-

• the position at appeal on the sales value had been £200,000 for a one bed flat and £290,000 for a two bed flat and values had since increased;
• initial land value assessment by the applicant had been at benchmark valuation and if the applicant was required to pay any additional contribution financial appraisal would come out negative; and
• at Appeal there had been discrepancies over build costs but now the disagreement was in respect of an uplift in the value of the properties.

Andrew Burrows of Burrows Hutchinson Ltd. had been engaged by the City Council as an external valuer to assist with assessing the viability of the development. Mr Burrows explained that, in reaching the above figure sought by the Council, although a case for a higher figure could have been made he had been mindful of the guidance on “flexibility” in the Planning Policy Guidance and also Government advise for planning authorities to adopt a consistent approach in plan-making and decision-taking. As such, a concession would be appropriate to reach an early settlement. A significant aspect of a final decision would be for the Council to provide a consistent and robust message in respect of market values for developments. Accepting a figure not considered to be a good value would set a precedent which other developers would look to benefit from.

RESOLVED that planning permission fora three storey building containing 41 retirement apartments including communal facilities and associated car parking and landscaping be refused as, in absence of a planning obligation in terms that are satisfactory to the Local Planning Authority, and which makes provision  ...  view the full minutes text for item 39.

The report of the Assistant Director City Development was submitted.

            RESOLVED that the report be noted.

To consider the report of the Assistant Director City Development. 

The schedule of appeal decisions and appeals lodged was submitted.

RESOLVED that the report be noted.

To consider the report of the Assistant Director City Development.

The report of the Corporate Manager Democratic and Civic Support was submitted.

RESOLVED that the circulated rota of site inspections be approved subject to any changes during the course of the year.

To advise that the next Site Inspection Party will be held on Tuesday 16 June 2015 at 9.30 a.m.  The Councillors attending will be Bialyk, Denham and Mottram.

RESOLVED that the next Site Inspection Party will be held on Tuesday 16 June at 9.30 a.m.The Councillors attending will be Bialyk, Denham and Mottram.