Agenda item

To consider the report of the City Development Manager.

Councillor Thompson declared a disclosable pecuniary interest and left the meeting during consideration of this item.

The Principal Project Manager (Development) (MD) presented the application for the construction of 62 dwellings with associated public open space, infrastructure and landscaping. He explained that a pedestrian/cycle path would be provided through the site in order to segregate pedestrians and cyclists from vehicles accessing on to Pinn Lane This would be a significant improvement compared to the existing situation where pedestrians and cyclists have to share Gipsy Hill Lane with vehicles accessing the Gipsy Hill Hotel and adjacent residential properties. He detailed the improved layout to the Pinn Lane and Gipsy Hill Lane junction and Gipsy Hill Lane would be widened to 4.8m allowing two vehicles to pass, thereby improving access to the Hotel and existing dwellings. Beyond the access point, traffic up to the Hotel would remain single-lane but there would be a passing point.

He reported additional comments/objections from the staff and owner of the Gipsy Hill Hotel. These referred to concerns of accessing the hotel during the construction works. The owner had also objected to the proposed access believing it to be flawed and stating that independent consideration should be given to all possible alternatives. She also stated that if approval was granted, a condition should be added to maintain access to the existing properties at all times.

He reported that, following further discussions with the applicant, an improved offer of 14 affordable units had been made, being the same number as that proposed as part of the lapsed consent, although it represented a slight shortfall in percentage terms to that secured on the earlier consent because the number of units had increased slightly. It was accompanied by an agreement to commence work on site within two years.

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

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

• Pinhoe residents are not generally resistant to development in principle, however, the development will exacerbate already serious traffic problems along Pinn Lane, Gipsy Hill Lane and the wider area. Pinn Lane is already dangerous with no lighting or footway and overgrown vegetation and the increased traffic on Pinn Lane poses a danger to pedestrians and cyclists;

·         offer of affordable housing is too low;

·         a simple solution would be to remove a restrictive covenant which prevents access onto Tithebarn Lane and the applicant should therefore negotiate with the owner of the covenant to facilitate access onto the Tithebarn Link Road;

·         the failure to provide sustainable transport measures is a major concern and the increased vehicle flow will lead to direct conflict with increased pedestrian/cycle flow on Gipsy Hill Lane to the east of site and with residents of the Lane;

·         there will be an adverse impact on the E3 and E4 cycle lanes which are part of the strategic cycle network;

·         proposals do not include any improvements to Pinn Lane or any improvements to the frontage to Gipsy Hill Lane which is east of the site access;

·         the absence of street lighting is a significant hazard to road safety during the dark and poor weather;

·         limited access for emergency services and the Devon and Somerset Fire and Rescue Authority expressed concerns regarding access to the area in respect of two previous planning applications and access by blue light services will therefore be difficult especially during busy periods;

·         the Grenadier Road roundabout and the Business Park area are notably busy during rush hour and many employees from the Park return home to Pinhoe etc via this area;

·         the access scheme supported by the Local Highway Authority is not acceptable and the overall design is fudged; and

·         application should be deferred

Mrs Carleton spoke against the application. She raised the following points:-

·         the circulated technical assessment from a transportation planning consultant sets out flaws in the mitigating measures and highway conditions proposed and the proposals with the current development do not provide any improvements to the previous applications;

·         highway conditions are inadequate to accommodate this development;

·         Pinn Lane is only traffic free route out of city. It is also very narrow and unlit, so it would be very dangerous to allow access to cars without proper pavements, cycle lanes and lighting. Similarly Gipsy Hill lane is unsafe;

·         Inaccurate traffic flow statistics on provided by the Highway Authority;

·         inappropriate use of both the developer contribution of £100,000 to provide a segregated pedestrian/cycle path to Pinn Lane and CIL monies for a new 3.5m wide cycle path through the site;

·         opportunities for sustainable transport have not been taken up with an absence of facilities on both sides of the site, Gipsy Hill Lane to the east of the site access and Pinn lane south of its junction with Gipsy Hill Lane; and

·         a safe access route for all road users is not provided as part of this development and the existing deficiencies along Pinn Lane will be exacerbated.

In response to the comments that there would be no improvements to Pinn Lane, the Principal Project Manager confirmed that the developer would pay a contribution of £100,000 to fund a segregated pedestrian/cycle path to Pinn Lane, in addition to CIL.

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

·         principle of developing this site was previously established through outline permission for 62 dwellings with subsequent reserved matters, both of which were approved by this Committee. Unfortunately, these permissions lapsed due to viability problems;

·         the 62-dwelling proposal comprises a site re-plan which seeks to overcome significant issues. This is a difficult site and the applicant has worked closely with officers for 10 months;

·         Exeter currently has a serious shortfall in housing supply which this proposal can help address. Other benefits will be 14 affordable dwellings, 5,000 square metres of public open space, 42 new trees and hedge planting, a new 3.5 metre wide shared pedestrian/cycle path parallel to Gipsy Hill Lane, the widening of Gipsy Hill Lane to 4.8 metres between the access and Pinn Lane;

·         a £100,000 contribution for a pedestrian/cycle path to Pinn Lane and CIL revenue of over £900,000 with New Homes Bonus paid in addition;

·         Pinn Lane will be closed to vehicles north of Gipsy Hill Lane to prevent vehicle conflict with pedestrians and cyclists;

·         worked closely with County to ensure that flood risk will not increase; and

·         aspirations of the Council’s Design Guide are met. Built forms are simple and unpretentious, with an appropriate scale and use of materials.

A Member stated that many residents of Pinhoe were opposed to the over development of Monkerton and in the Station Road area with some 2,000 more properties set to be delivered and reiterated the concerns relating to the exacerbation of existing highway problems. He believed that the wrong highway solution was being proposed.

Other Members recognised that the highway issues and associated access to the site were not ideal but that, given the site history and previous approvals, it would be appropriate to support the application. Of concern also was the limited offer of affordable housing with Members also referring to the frustration they felt that an agreement could not be reached with a landowner over a small area of land the release of which would offer a better solution to access and highway issues generally in this area.

RESOLVED that, subject to the completion of a Section 106 Agreement under the Town and Country Planning Act 1990 requiring the provision of 14 affordable units and the other planning obligations in the report as well as appropriate conditions, the details to be delegated to the City Development Manager, following prior consultation with Chair of this Committee, including a condition requiring commencement of the development within two years, planning permission for the construction of 62 dwellings with associated public open space, infrastructure and landscaping be approved, subject also to the following conditions:-