Decision details

This was a reserved matters application pursuant to planning application TWC/2018/0701 (200no. dwellings, retention of the existing sports hall building for community uses with associated access, car park, public open space, attenuation areas and associated infrastructure) including details of appearance, landscaping, layout and scale on the site of former Charlton School, Severn Drive, Dothill, Telford, Shropshire.

Councillor K Tomlinson, Ward Member, had requested that the application be determined by the Planning Committee.

The Planning Officer addressed Members that this was a reserved matters application which sought approval for 195 dwellings with consideration being sought on appearance, layout, landscaping and scale.  The principle of development had been granted, together with sustainability and this was not for consideration.  There was a mix of housing types and there was an ecological corridor on the western boundary opposite the Dothill Local Nature Reserve and the football pitches, together with open space and a LEAP and the proposals included two car parks for the Wrekin Gymnastics Club and the football pitches.

Councillor K Tomlinson submitted a statement to be read as she was unable to attend at the meeting.  The statement raised concerns regarding the ecological corridor which had now been reinstated and the design and street layout amended.  She welcomed the reduction in dwellings but was disappointed that some of the houses had insufficient garden space, but noted that these houses could not be extended.   The LEAP had not been resolved and it was hoped that any green space be maintained by the Council.  Her main concern was parking and she felt that 66 spaces was not sufficient and parking issues would be exacerbated, particularly along Harley Close.  She also raised concerns regarding the Whitchurch Road/North Road junction and if there was enough funding from the S106 to alleviate the issues on the hazardous bend.  It was suggested that if Members found it difficult to approve the application that a site visit take place in order to get the development right for local residents.

Councillor L Jinks spoke on behalf of the Town Council who raised concerns regarding the ecology, the LEAP, flow of traffic, the Whitchurch Road/North Road junction, heavy traffic and the additional traffic which this development would bring.  It was asked if a mini roundabout could be installed to alleviate the flow of traffic.  She raised drainage and flood waters and whether the sewers would be adopted by Severn Trent.  Concerns were raised regarding the ecological corridor and the impact on the Dothill Local Nature Reserve and although bat and bird boxes were to be incorporated on the north of the site it was asked if this could be repeated on the southern part of the site.  It was reiterated that if Members were unable to make a decision that the application be deferred and a site visit take place.

Mr P Smith, a member of the public, spoke against the application as he lived close to the proposed development and adjacent to the Local Nature Reserve.  He raised concerns regarding the mix of housing and the number of dwellings together with density and design, which he felt it was an unimaginative and rigid development, tightly packed and totally out of keeping with the area and was an overdevelopment.  He raised further concerns regarding Harley Close and Severn Drive becoming gridlocked and Emral Rise becoming a rat run.  It was quantity over quality and that there would be 31 months of disruption to local residents.  He also queried the legality of granting the application when NuPlace was a wholly owned letting company for the Council and would be delivering 40 homes for private rent.

The Legal Advisor confirmed that although the land to be developed was owned by the Council it should legally be dealt with via the Planning Committee subject to conditions.

The Planning Officer confirmed that the access points and up to 200 dwellings had been approved at the outline and this was not part of the application before Members.  There had been extensive negotiation on the site and the density had been reduced and more open space included.  The dwellings met the national space standards and parking standards together with the back to back distances.  Some 18 dwellings failed to meet the garden standards but permitted development rights had been removed on these properties.  There were 66 parking spaces which was a condition in the outline consent and these had a link through to the football pitches.  The Play area had been outstanding at the point of publication but had now been signed off by the Healthy Spaces Officer and complied with the conditions on the outline application.  Drainage Officers required further information from the applicant but conditions would not be discharged until they had been met.   The overall design and layout was acceptable and it was recommended for approval.

During the debate some Members asked what discussions had taken place in regard to Whitchurch Road/North Road junction in relation to the mini island.  Other Members raised concerns regarding the substandard gardens and the removal of the permitted development rights and unfettered access to the SUDS feature and asked that protective railings be installed for the protection of children. Other Members felt that this was insufficient parking for the gym club and parking standards were not met and raised concerns regarding the affordable units.  Members asked for clarification regarding drainage.

The Planning Officer confirmed that the SUDS feature would be fenced and by unfettered access it was meant that this would be via a private drive and accessible gate for maintenance purposes.  The private drive would not be part of the adopted highway therefore access to the SUDS feature would be required to be maintained.  She confirmed that in relation to parking, this met the outline permission of 66 spaces and that this was set out in the planning consent and they could not ask the developer to provide more.  The application met the parking standards and the outline plan was indicative and officers had negotiated hard to lower the density particularly along Harley Close.  Drainage Officers had asked for the developer to demonstrate that the calculations were correct.  This had not been provided in time and further information was required.  If approval was to be granted the conditions would not be discharged until Drainage Officers were satisfied.

The Chair stated that after listening to the information and there being unanswered questions it was suggested that a deferment take place in order that Officers refer back to the Applicant to negotiate further on the layout and scale of the site and for the developer to answer some of the questions raised.

It was moved and seconded that the application be deferred in order to look at the layout and scale of the development and whether there could be amendments to the gardens in order to make the development more appropriate to the area.

The Development Management Service Delivery Manager confirmed that during the outline application in December 2019, highways and access was discussed.  A transport assessment had taken place and traffic impact was not considered significant.  A s106 financial contribution was secured and this was, together with other developments in the area, a provision towards and upgrade of Apley Avenue/Whitchurch Road junction and as part of the Telford growth strategy and wider infrastructure improvements within the area.

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

RESOLVED – that the application be deferred in order for officers to discuss with the applicant the layout and design of the dwellings and the size of gardens where these did not meet the standards.