Decision details

This was an outline application for the erection of around 80no. dwellings with associated infrastructure and landscaping works on land North of St Georges Bypass, St Georges, Telford, Shropshire, TF2 9LF on land north/east of Greenways Farm Shop, Off Church Street, St Georges, Telford, Shropshire.

At its meeting on the 23 October Members agreed that the application be deferred in order to request the applicant consider a reduction in the number of dwellings.

Councillor S Handley, Ward Councillor spoke against the application, who was not against new developments, but felt careful consideration needed to be given to where they were built.  He raised concerns regarding the windfall site, which was a speculative development, the additional pressure on health services, schools, the local highway and the village being used as a shortcut for traffic, the historical land and the moat, damage to the local wildlife habitat and if a newt survey had been undertaken.  The land was currently used for organic grazing and the loss would be disappointing.  The lease on the land housing the farmhouse was due for renewal within five years and he considered that this could lead to further housing and highway impact.

Councillor R Tyrrell, adjoint Ward Councillor, raised concerns on the speculative application.  The land was not identified in the Local Plan and there had been.  There had recently been two developments in the locality already completed with a further development east of Priorslee underway.  The site house an historic Roman moat and Policy BE8 sought to protect to archaeological heritage.  Concerns were raised regarding drainage and the flood risk assessment and the lack of compliance with policies ER11 and ER12, highway impact and the speed of the traffic of 60mph.

Mr A Whittle, member of the public, spoke against the application and raised concerns regarding the lack of consultation, residents’ views not being taken into consideration, impact on the historical site, a recent blue light traffic incident on the proposed access to the site, a recent water shortage and the grading of the pumping stations, the site of the tree planting and lack of privacy.

Mr P J Triplow, Applicant’s Agent, spoke in favour of the application.  The masterplan had now been amended from 100 dwellings to around 80 dwellings with open space increasing from 9,000 to 10,000 square metres.  Two continuous green corridors running across the site had now been incorporated which increased the green space offer, widened the public right of way and brought forward biodiversity on the site.  Included was an informal play space and two areas for community growing.  The apartment building had now been removed and a zone suitable for bungalows had been identified.   Facing rear windows would be no closer than 21m and there would continue to be a 5m development free zone to protect the moat.  Density fell to 17 dwellings per hectare with the inclusion of the open space.  A S106 Agreement would deliver improvements to healthcare, education, highway safety and green infrastructure.

The Planning Officer informed Members that following the deferral at the last meeting the Applicant had reduced the dwellings from 100 to around 80 and had provided an additional parameters plan to aid decision making which illustrated how the site could look.  This was an outline planning application seeking to establish the principle of development for residential purposes with access being a reserved matter.   Policy SP1 supported development within the urban boundary with a presumption in favour of development and there were no policy designations on the site.  The Ecology Officer had requested a green buffer to the south of the site which had always been intended as a pedestrian route.  The apartments had been removed from the application and a 5m buffer around the moat would be retained.  In relation to play provision, the majority of S106 funding would go in improving the current provision, but there would be informal play included along the pedestrian routes which included boulders and stepping stones.  Single storey bungalows would be built alongside the existing dwellings at Park Close which would lessen the risk of overlooking and fencing, landscaping and screening would be undertaken at ground floor level.  Density had been a key issue and this had been addressed in the update report and was substantially lower than the average for Telford.  The site was white land as shown on the Proposals Map in the local plan and a windfall site, which the Council relied upon for meeting its housing targets.  Speculative sites were, in planning terms, for industrial developments where end users were unknown at the time of the planning application.  The applicant had agreed to pay the S106 contributions in full as well as 25% affordance housing on-site.  Archaeology would be protected through the parameters plan and archaeology conditions.  Severn Trent Water and the Council’s Drainage Engineers supported the application subject to conditions which would come forward through the reserved matters application.  An ecological appraisal on the site had taken place and mitigation measures would come forward in relation to newts if they were found on site.

During the debate, some Members welcomed that the developers had listened to concerns and had reduced the number of houses and the density and had agreed to 25% affordable housing.  It was refreshing that the S106 had been agreed in full and welcomed the large section of green space and the buffer.  Other Members felt that there needed to be strict agreement on the number of houses set at 80.  It was asked if the S106 contributions specifically from Telford ICB (Integrated Care Board) were earmarked for local GP surgeries and for appointments.  Concerns were raised regarding the access and if this was in the wrong place due to the congested roundabout at peak travel times and if the application would come before Members at the reserved matters stage.

The Planning Officer confirmed that the number of houses would be up to 85 as currently it is indicated that there would be houses on the site, but this may change from 1 house to 2 maisonettes, or 1 large bungalow into 2 smaller bungalows, and this would be limited to 85 maximum and the applicants would not be able to go above this figure under this planning consent.  In relation to the S106 contributions, this had been ring fenced to 4 local GP surgeries which had been identified by the Integrated Care Board.  In relation to the reserved matters, this would be a separate application and would be subject to consultation. The call-in procedure was there if Members were minded to bring the application before Committee.

Upon being put to the vote it was, by a majority:-

RESOLVED: that delegated authority be granted to the Development Management Service Delivery Manager to grant outline planning permission (with the authority to finalise any matter including conditions, legal agreement terms, or any later variations) subject to the following:

a)         the applicant/landowners entering into a Section 106 agreement with the Local Planning Authority (subject to indexation from the date of committee), with terms to be agreed by the Development Management Service Delivery Manager, relating to:

i)             Education: £710,275 (Primary £524,559; Secondary £185,716) (based on 80no. dwellings or pro rata to reflect the number and type of dwellings being proposed at Reserved Matters stage);

ii)            Highways: £68,146 (based on 80no. dwellings or pro rata to reflect the number of dwellings being proposed at Reserved Matters stage);

iii)          Affordable Housing: 25% to be provided on-site;

iv)          Healthy Spaces: £166,561.96 (Play); £52,000 (Sport and recreation) (based on 80no. dwellings or pro rata to reflect the number and type of dwellings being proposed at Reserved Matters stage);

v)            Ecology: £80,000 (The Flash Local Nature Reserve) (based on 80no. dwellings or pro rata to reflect the number of dwellings being proposed at Reserved Matters stage);

vi)          NHS: £71,661 (based on 80no. dwellings or pro rata to reflect the number of dwellings being proposed at Reserved Matters stage);

vii)         Bus Shelter upgrades: £20,000

viii)       Monitoring Contribution: 2%; and

b)   the condition(s) (with authority to finalise conditions and reasons for approval to be delegated to Development Management Service Delivery Manager) set out in the report and the update report.