Agenda item

This was an application for outline planning application for the erection of up to 350 new dwellings (Use Class C3) with all matters reserved on land North East of Stirchley Interchange, Nedge Hill, Telford, Shropshire

This application had been brought for determination by the Planning Committee as the Council was the landowner/applicant and it involved a S106 financial contribution.

An update report was tabled at the meeting which set out details with regard to education, play provision and street trees.

Councillor G Sinclair spoke against the application on behalf of the Parish Council who raised the overwhelming negativity that the development brought to the area.  They raised concerns regarding overdevelopment, impact on wildlife, the lack of capacity on local services and schools, the impact on the Nedge Farm Riding Centre, congestion and highways and the lack of green measures such as solar panels or car charging points.

Councillor N England, Ward Member, spoke against the application on behalf of local residents and raised concerns regarding highway safety, safety of pedestrians and cyclists, the new island, the climate emergency, traffic generation and gridlock which would cause unnecessary pollution, flooding, loss of important hedgerows, archaeological work which needed to be undertaken prior to development and a secured phase of works.

K Curtis, a member of the public, spoke against the application due to the significant impact it would have on the Nedge Farm House and the Riding Centre, overdevelopment, significant historical value of the farmhouse, the lease for the farm, highway safety from farm and agricultural traffic.  She asked Members to consider reducing the dwellings to 300 and leave the lane open in order for the riding centre and farm to continue and be a benefit to the community.

Mr D Stengel (Applicant’s Agent) spoke in favour of the application which was outline permission for up to 350 quality houses.  It met Local Plan Policy HO1 and was a vibrant and sustainable development with open space and off-street parking and an enhanced pedestrian facility.  The masterplan responded to the topography and created woodland footpaths, it had suitable ecological mitigation measures, buffer zones and a woodland habitat with a green spine through the site.  The biodiversity net gain was in excess of 10% and integrated a sense of character and promotion of healthy living.  The road network would be improved with S106 contribution of £2.2m for the wider development, education, highways and was policy compliant with 25% affordable housing.

The Planning Officer confirmed that the application was based on the Local Plan site assessment and was for up to 350 dwellings but this would be confirmed at the reserved matters stage.  Although there was an impact on the wildlife, there was a biodiversity net gain of 10% and was in excess of that required.  It was acknowledged that the loss of riding centre was a concern, but the lease was a civil matter and they had been informed that the lease would not be renewed beyond 2023.  Green measures included solar, wind sheltering and electric charging.  Highway safety was through a four arm roundabout which would future proof the site.  With regard to flood risks, it was felt that there would be a betterment on the site.  This was only an illustrative masterplan and the veteran, trees, mature hedgerows and mature trees would be protected through appropriately worded informatives and conditions.  With regard to archaeology, a written scheme of investigation had been submitted and Shropshire Council were happy subject to conditions.

During the debate some Members raised concerns regarding the size of the development and the lack of facilities such as shops and a doctors surgery and it was felt it did not satisfy the Local Plan, the culverting of the brook and the impact on the Nedge Farm and the loss of the riding school.  Other Members suggested the applicant reduce the number of houses in order to save the riding school, a request for electric charging points and to ensure that the 25% affordable housing not be reduced at a later stage.  The archaeological survey be undertaken before the work commenced as well as discussions regarding a doctors surgery take place and the lack of local amenities for local people.  It was felt that there needed to be an amendment to the condition at 4.13 of the report with financial contributions towards secondary education of £1,998.12 per dwelling.  Further concerns regarding the NEAP provision and the off-site enhancement for the residents of the development who would not receive the benefit.

The Planning Officer confirmed that the application had gone through the Local Plan process, was an allocated site with extant approval under the Section 1 New Towns Act 1981.  No watercourses should be culverted unless it was essential to the provision of access but that drainage officers were content that in this case it was essential.  Further details would be submitted at reserved matters stage of a detailed drainage strategy.  The Lease was outside of the planning process and not part of the application.  Discussions had taken place on the site visit with regards to the doctors surgery but the CCG had not requested any funding and the allocation did not require such facilities to be provided on-site.  The site was considered sustainable and in reach of local facilities.  Highway access was considered appropriate at this stage and there were no safety issues and there were S106 contributions towards highways.  Affordable Housing was secured at 25%.  Electric charging points would be encouraged through any REM applications, but not adopted planning policy at this stage and this would come through in the Local Plan review and are also being fed into Building Regulations.  It was confirmed that there would be a LEAP on site but that a NEAP may be on site or in the vicinity of the site, and any S106 covers this fallback position.  With regard to a strain on services a consultation had taken place during the Local Plan adoption, and it was considered acceptable and sustainable.  It was suggested that the applicant’s agent was in the room and he could take notes of Member concerns.

The Development Management Service Deliver Manager confirmed to Members that the site and its current use was not something in the Council’s control and that Homes England had confirm that the lease for the land south of the Riding School would not be renewed byond 2023.  The land had been allocated as part of the housing strategy for some time and had been assessed and tested through pubic examination so the principle of development had already been accepted.  The site was wholly compliant with the Local Plan and NPPF, also providing an array of planning obligations.

On the recommendations in the report and being put to the vote it was, unanimously:-

RESOLVED – that the recommendation not be approved due to the concerns regarding lack of local amenities, sustainability, the impact on the riding school and highway impact.

A discussion took place in light of concerns of Members and it was asked that the application be deferred in order to give officers the opportunity to express the Members concerns to the applicant about the lack of facilities, impact on the riding school and access and for the applicant to come back to the Council with a revised plan.

Upon being put to the vote it was, unanimously:-

RESOLVED – that the application be deferred to give officers the opportunity to express the Members concerns to the applicant about the lack of facilities, impact on the riding school and access and for the applicant to come back to the Council with revised plans.