Agenda item

To consider the report of the Service Lead City Development.

The Principal Project Manager (Development) (PJ) presented the application for residential development for 40 dwellings with associated access, landscaping, open space and infrastructure.

The Principal Project Manager (Development) reported that:-

·         the applicants were promoting zero carbon housing for the whole scheme, a consequence being an increase in the building cost per dwelling (estimated at approximately £27,700);

·         the applicants had offered a provision of only 15% affordable housing whilst the policy required a 35% provision, that is, an offer of six affordable housing out of a total of 40. They had submitted a viability report stating that the combination of zero carbon dwellings and highway and educational contributions had resulted in the policy compliant level of 35% provision being unachievable. This conclusion of the viability assessment had been accepted by the Council’s independent viability assessor as an acceptable compromise; and

·         a request could be made for the provision of a footpath to the boundary but there was no guarantee that this would be continued should the adjacent site be developed.

Responding to a Member’s query, the Highways Development Management Officer advised that a Pinhoe Area Access Strategy had been produced identifying mitigation measures across the highways network in this area including the E4 Cycle route, improvements to the pedestrian network and enhanced bus provision together with the proposed Langaton Lane Link Road.

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

• object to yet a further development in an area where there has been a significant number of other developments impacting adversely on the green belt land and wildlife corridor;

·         major increase in population causing additional sewage, drainage, light pollution and impact on ground stability;

• Pinhoe suffers from severe traffic congestion particularly around commuter and school traffic periods and the present road infrastructure is inadequate to cope with further developments;
• the road is too narrow and additional properties will lead to highway safety issues;

·         noise will be generated from the heat pumps; and

·         detrimental impact on residential amenities, schools, medical surgery etc.

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

• Verto has operated for 10 years and its key goal is to change the way people live and to provide a radical change in the South West housing market;
• wishes to encourage a carbon zero lifestyle and use of clean renewable energy away from fossil fuel, CO2, gas burners and wood burners; and
• reflects the City Council goal of becoming carbon neutral by 2030.

He responded as follows to Members’ queries:-

• can look to reduce car parking provision to help development proceed but acknowledge that a car free offer can hinder sales;
• at previous schemes a slight premium has been added because of the sustainable nature of the properties and as a response to demand;
• heat pumps will not be noisy and will not be audible outside properties;
• will seek to add two electric car charging points in each household port; and
• would be open to the suggestion to review affordable housing provision.

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

Members expressed the following views:-

• disappointment that affordable housing provision was less than the City Council policy compliant level of 35%;
• the balance between the construction of zero carbon dwellings and affordable housing provision should be revisted;
• cumulative impact of developments in Pinhoe as well as East Devon is detrimental to the highway network and leading to increased congestion. A car free development would therefore be preferable; and
• further consideration should be given to both increasing the affordable housing provision and reducing car parking spaces.

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

RESOLVED that the application for residential development for 40 dwellings with associated access, landscaping, open space and infrastructure be DEFERRED for the applicant to respond to the requirements for increased provision of affordable housing and reduced car parking provision.