Agenda item

To consider the report of the Assistant Director City Development.

 

The Principal Project Manager (Development) (PJ) presented the application for proposed residential development for 47 units, vehicular access, landscaping, open space and associated works.

 

Members were circulated with an update sheet - attached to minutes.

 

Mr Langford spoke against the application. He raised the following points:-

 

·         current residents purchased property on a quiet residential, enclosed family development the majority not being made aware of potential further development even though Redrow had already purchased the land;

·         issues resulting from Sandy Park are noise, litter, anti-social behaviour and parking;

·         currently, a bigger problem is that of traffic control which raises concerns regarding health and safety. Residents have already witnessed several issues regarding this, coaches trying to drive up through the estate and taxis and cars parking and dropping off on the development and congregating at the roundabout;

·         unauthorised parking of cars which has caused obstruction of residents driveways and, most worrying of all, with only one entrance to the whole area, cars parked that would have inhibited access of emergency vehicles;

·         these issues will undoubtedly increase in the future due to the planned expansion of Sandy Park from 10,000 to 20,000 and its extended use as a conference and concert venue, extending hours of use day and night;

·         the plans submitted by Redrow  propose opening of the Baker Bridge footpath onto Bishops Way. This proposal will, in effect, make Bishops Way a thoroughfare for pedestrians and a drop off point for vehicles using Sandy Park will lead to a substantial increase of noise, litter and anti-social behaviour with up to 20,000 people pouring down Bishops Way;

·         it is unclear how cars will cross the footpath into the new development with this volume of pedestrians. This will raise safety issues as high volumes of people and traffic do not mix well;

·         cars and taxis will inevitably back log along Bishops Way. This further increases concerns regarding emergency vehicle access to the whole development, and the safety of the many young children and pets who reside here;

·         believe Redrow can find a solution that mitigates the worse of these concerns, making it safer for residents and rugby fans by diverting the public footpath from Baker Bridge around the perimeter of the proposed  new development, connecting directly to the footpath that leads to the train station and the Park & Ride;

·         this idea will prevent Bishops Way becoming a thoroughfare and maintain the essential character of the development that residents bought into; and

·         believe that an alternative solution should be found.

 

Responding to Members he advised that there were no parking restrictions in the area at present and that the problem was with the single entrance.

 

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

 

·         application is recommended for approval reflecting prior discussion on the principle of development, highways, landscaping, ecology and surface water drainage;

·         the site is allocated for employment use but, it would be wholly unrealistic to expect the site to come forward for employment given that, potentially, such a use may not sit comfortably with the current Redrow housing development now under construction to the east and the Council recognises this given that the site is identified as having potential for housing in the 2015 SHLAA;

·         with no realistic prospect of any employment uses coming forward, the Government advises against such sites being retained particularly when they can be put to an alternative use;

·         regarding concerns of third parties, it is important to be aware that the applicant has been monitoring representations during the course of the determination of the application;

·         some objections have been raised, in particular from existing residents of the current Redrow housing development. Given that they are always looking to address any legitimate concerns of their new homeowners a meeting was arranged on 29th September and the proposals were discussed;

·         residents purchased their properties aware of the proximity of Sandy Park to the development and the established access routes to the stadium along Apple Lane path and Baker Bridge. Any activity is limited to the home match days during the rugby season, which, is not all year round;

·         if the site were used for employment purposes that could attract vehicles as there would be space possibly available for match day parking as employees are unlikely to work at weekends – thus residential development must be preferable; and

·         in acknowledgement of home games regarding increased vehicular and pedestrian traffic, Redrow have employed their own security guard to stop access to the development as a drop off to the Baker Bridge which can already be accessed from the existing development.

 

He responded as follows to Members’ queries:-

 

·         Redrow employ people on match days to divert the public away from the estate even though there is no legal provision for this action

·         Redrow happy to pay Traffic Regulation Order;

·         will set up meetings with residents to further restrict parking; and

·         willing to examine the potential for an alternative footpath alignment.

 

The issue of any alternative route for footpath would be discussed with the applicant.

 

The recommendation was for approval, subject to the conditions as set out in the report.

 

RESOLVED that, subject to the completion of a Section 106 Agreement under the Town and Country Planning Act 1990 to secure affordable housing, a financial contribution toward a Traffic Regulations Order, Travel Planning and provision of additional play equipment within the adjacent sites planning permission for proposed residential development for 47 units, vehicular access, landscaping, open space and associated works be APPROVED, subject also to the following conditions:-

 

1)	C05  -  Time Limit - Commencement

 

2)	C15  -  Compliance with Drawings

 

3)	C17  -  Submission of Materials

 

4)	C23  -  Permitted Development Restriction

 

5)	C35  -  Landscape Scheme

 

6)	C37  -  Replacement Planting

 

7)

No development shall take place on site until a full investigation of the site has taken place to determine the extent of, and risk posed by, any contamination of the land and the results, together with any remedial works necessary, have been agreed in writing by the local planning authority. The buildings shall not be occupied until the approved remedial works have been implemented and details of compliance provided to the local authority. Reason: In the interests of the amenity of the occupants of the buildings hereby approved.

 

8)

No construction work shall be undertaken, or machinery operated, within the site outside the hours of 0730 to 1800hrs Mondays to Fridays, 0730 to 1300hrs on Saturdays, nor at any time on Sundays or public holidays without the prior written consent of the Local Planning Authority. Reason:  In the interests of the residential amenity of the occupants of surrounding property.

 

9)

A Construction Environmental Management Plans (CEMP) shall be submitted to and agreed in writing by the local planning authority prior to the commencement of development on site and work during the construction period shall be carried out in accordance with the approved details. This shall include details of mitigation measures to control the environmental impact of construction phases, including site traffic, vibration, noise and dust, as well as details of monitoring, complaints handling and arrangements to meet regularly with the local authority. Reason: In the interest of the environment of the site and surrounding areas.

 

10)	C72  -  Highway - Estate Roads etc

 

11)

Prior to the occupation of any dwelling the means of access and parking for that dwelling shall be provided in accordance with details that shall previously have been submitted to, agreed and approved in writing by the Local Planning Authority and retained for those purposes at all times. Reason: To ensure that adequate facilities are available for the traffic attracted to the site.

 

12)

No development shall take place until an Environmental Management Plan, to include the on-site open space provision, which demonstrates how the proposed development will be managed in perpetuity to enhance wildlife has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out entirely in accordance with the approved plan. Reason:  To ensure that the wildlife opportunities associated with the site are maximised in the interests of biodiversity.

 

13)

Notwithstanding condition no 2 and prior to first occupation of the dwellings full details of the sound insulation measures shall be submitted to and approved in writing by the Local Planning Authority and the following shall thereafter be provided in accordance with such details: Reason: Insufficient information has been submitted with the application and in the interests of residential amenity.

 

14)

Prior to occupation of the development hereby permitted, secure cycle parking shall be provided in accordance with details previously submitted to and approved in writing by the Local Planning Authority, and the cycle parking shall be maintained thereafter. Reason: To ensure that cycle parking is provided, to encourage travel by sustainable means in accordance with Local Plan policy T3.

 

15)

No part of the development shall be occupied until the proposed raised table access crossing the Apple Lane path to Baker Bridge footway has been provided in accordance with details to be submitted to and agreed in writing by the Local Planning Authority and retained for those purposes at all times. Reason: To ensure that a safe and suitable access to the site is provided for all users, in accordance with paragraph 32 of the National Planning Policy Framework.

 

16)

No more than 15 dwellings on the development hereby approved shall be occupied until details of a pedestrian/cycle connection between the site roads and Apple Lane path to be provided on the northern boundary of the site, in the vicinity of plots 16/17 and 18 has been submitted and approved in writing and implemented in accordance with the agreed details. The agreed link shall be maintained for public use at all times. Reason: To provide safe and suitable access for sustainable transport modes in accordance with Section 4 of the National Planning Policy Framework.

 

17)

Prior to occupation of any dwelling hereby approved details of provision for nesting swifts shall be submitted to and approved in writing by the Local Planning Authority in consultation with the RSPB. Upon written approval of the details, the scheme shall be fully implemented as part of the development and retained thereafter. Reason: In the interests of preservation and enhancement of biodiversity in the locality.

 

18)	C57  -  Archaeological Recording

 

19)

No part of the development hereby permitted shall be commenced until a detailed surface water drainage management plan for the full period of the development's construction, has been submitted to, and approved in writing by the Local Planning Authority, in consultation with Devon County Council as the Lead Local Flood Authority. This temporary surface water drainage management system shall be constructed in accordance with the approved details at all times during the construction period unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that the surface water from the construction site is appropriately managed to prevent increase to flood risk or pose water quality uses to the surrounding area.