Agenda item

To consider the report of the City Development Manager.

The City Development Manager presented the application for the construction of 48 dwellings (Use Class C3), means of access, public open space and associated infrastructure. He explained that, in line with this Committee’s decision on 25 June for the applicant to further discuss access and land ownership issues, these had been undertaken with the County Council and the applicant wished to proceed with the original application, as an alternative access via Ribston Avenue was impractical for technical, legal and cost reasons.

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

Councillor Holland, having given notice under Standing Order No. 44, spoke on the item. He raised the following points:-

·         the application should be considered jointly with the forthcoming proposal for the adjoining land for an independent hospital, the location of which next to a school is questionable;

• endorse use of brownfield site for housing development, but concerned for boundary usage;
• unacceptable disruption to existing wildlife corridor to the rear of Warwick Road. The pedestrian/cycle link to be provided along this boundary should be adequately illuminated;
• existing traffic congestion at the Honiton Road/Ringswell Avenue junction will be exacerbated and proactive measures necessary to improve this junction; and
• associated signage as part of the construction management plan should be in place at an early stage to control timing and movement of construction vehicles.

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

• although discussions have taken place with the County Council on land ownership the applicant’s stance remains unchanged and wishes to proceeds on their own terms citing cost and legal difficulties in amending the proposal;
• do not accept the measurements referred to by the applicant in respect of the capability of Ribston Avenue to be widened to adoptable standards; and
• as requested at the June meeting, the views of residents should be listened to particularly their concerns in respect of child safety of those children attending the Saint Nicholas Catholic Primary School and fears regarding emergency vehicles accessing Ribston Avenue.

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

·         only matter to consider is that of access and discussions had been held with the County Council regarding access via Ribston Avenue and, whilst an offer of land had been made by the County, it was not without complications. In particular, the legal process and consequent re-design of the scheme would result in significant programme delay and cost;

·         even if the land ownership issues could be resolved, then a minimum width of only nine metres would be available for the formation of the alternative access road. This was below the 9.5 metres minimum adoption requirements and the 10.5 metres advisable minimum construction width;

·         traffic congestion during school dropping off and picking up hours is considered to be no different than around other schools in the City; and

·         benefits will include development of a brownfield site to deliver 48 homes, 17 of which are affordable and a CIL contribution of £404,000.

He responded as follows to Members’ queries:-

·         have used TRICS data, an industry accepted formula for predicting traffic movements, which showed 15 traffic movements generated by residents during the morning peak which would coincide with school generated traffic;

·         the County Council had not proposed the widening of Ringswell Avenue; and

·         the work on the access from Ribston Avenue for construction vehicles will be temporary and therefore not as rigorous as for a road suitable for adoption the provision of which is restricted for the stated reasons. Vehicle movement will be subject to a construction management plan.

The Development Manager Highways and Transport explained that improvements to the Honiton Road/Ringswell Avenue junction would require significant investment and he also provided information on TRICS - trip rate calculations of traffic/people movements in and out of developments – the average being 5-7 movements per day.

Members considered that the development would impact adversely on the existing traffic congestion on Honiton Road which, in light of recent statistics, was considered to be one of the worst in the country and should therefore be categorised as “severe” in line with national planning policy guidelines. It was also noted that reference to lower traffic generation associated with a previous permission approved for this site could not be used as evidence as the permission was some six years old. It was remarked that the County Council, the previous owner of this and the adjoining site identified for an independent hospital, should have sought to facilitate improved access via Bramley Avenue and Ribston Avenue in advance of the applications coming forward.Members were also very concerned regarding the safety of children along Ringswell Avenue.

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

RESOLVED that the City Development Manager, subject to prior consultation with the Chair, be authorised to REFUSE planning permission for the construction of 48 dwellings (Use Class C3), means of access, public open space and associated infrastructure for the following reasons:-

(1)        the increased congestion that will result along Honiton Road, particularly at the Ringswell Avenue junction; and

(2)        safety risks to children of the Saint Nicholas Catholic Primary School along Ringswell Avenue.