Agenda and minutes

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To confirm the minutes of the previous meeting.

RESOLVED – that the minutes of the meeting of the Planning Committee held on 25 August 2021 be confirmed and signed by the Chairman.

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Please note that the order in which applications are heard may be changed at the meeting.  If Members have queries about any of the applications, they are requested to raise them with the relevant Planning Officer prior to the Committee meeting.

Members had received a schedule of planning applications to be determined by the Committee and fully considered each report.

This was an application for a Deed of Variation to Phase 10 on land at Ironstone, Lawley, Telford, Shropshire.

The Deed of Variation had been deferred at Planning Committee on 25 August 2021 to seek further information and clarification on the viability report.

Councillor J Yorke spoke on behalf of the Parish Council regarding what they considered to be incorrect procedure at the meeting on 25 August 2021 and informed the Committee of the complaint that had been submitted.  Discussion on the application at this meeting would further exacerbate the situation.  He raised concerns regarding the derogation of due process, committee manipulation, affordable housing profits, the Lawley SUE development, the Homes England Grant and the proposed  zero per cent affordable housing in light of the decision made by Shropshire Council at the Ironbridge Development.

Mrs J Yorke a member of the public spoke against the application and raised concerns regarding what she felt was the ease that the Committee had been persuaded at the fear of appeal costs, the viability report and zero per cent affordable housing, property price increases, the reliance on the use of outside consultant and the need to fight shareholder and developer greed.

Mr I Greatrex, Viability Consultant for the Developer informed Members of the current position and that Taylor Wimpey could not provide affordable housing from the S106 Agreement due to site specifics, the retaining wall and ground conditions.  The approach was entirely consistent with viability guidelines and consultants had reviewed the submission details on the costs.  There were minor errors but nothing that would change the conclusion that the S106 to provide affordable housing could not be supported.  Selling prices of the houses were in line with the forecast and there had been no increase in the last 12 months and the position of the viability at the present time had worsened.  Viability was a material consideration.   The consultant’s conclusion was accepted and it provided the best chance of affordable housing on this phase of the Lawley development.

The Development Management Service Delivery Manager addressed Members that the application before them was to vary the S106 Agreement as the site was unviable.  National policies must be considered together with supporting evidence which had been independently assessed on behalf of the Council and there would be a 400k deficit on the site even with the reduction to zero per cent affordable housing.  The deed of variation  was considered by Members in June 2021;  the amended report and recommendation requested members to recognise the issues viability, setting out the viability evidence demonstrated zero affordable housing should be provided, however there was a commitment to deliver 10% affordable housing, and the recommendation incorrectly set out this would be through the S106 agreement. However on amending the legal agreement it was recognised that the Homes England Grant funding could not be provided on this 10% and delivery can only come forward outside of the S106 requirements; Members were therefore asked to reconsider this matter in August  ...  view the full minutes text for item PC197