Agenda item

Recommended for Approval.

Mr Gilbert addressed the Committee in objection to the application.  Mr Slatter spoke for the application.

The Director of Neighbourhood Services recommended that in respect of application 3/14/0978/FP, subject to the applicant or successor in title signing a legal agreement pursuant to Section 106 of the Town and Country Planning Act 1990, planning permission be granted subject to the conditions detailed in the report now submitted.

The Director detailed the location of the site and referred to the planning history and the comments contained in the additional representations summary.  Members were advised that this application would bring back into use a site that had been underused and derelict for many years.

The Director advised that the affordable housing issue had been the subject of rigorous scrutiny and the 21% offer of 10 affordable units had come about due to the abnormal cost of developing this site.  The Director stated that the Council could not demonstrate a 5 year supply of housing land and windfall sites that were not included in housing projections were beneficial in that respect.  Officers believed that although the application would have an impact, it would not be felt over the wider area of the town.

Members were advised that the relationship between the proposed development and properties in Trinity Close was entirely reasonable and the normal privacy issues were less relevant for the nearby public use and commercial buildings.  The Director concluded that the National Planning Policy Framework (NPPF) stipulated that developments should be supported unless any harmful impacts were significant and demonstrable.

Councillor K Warnell referred to survey results that indicated that residents were not in favour of more flats in Bishop’s Stortford and there was a demand for bungalows and houses.  He expressed concerns regarding the 21% affordable housing provision and felt that a higher figure could be achieved.  He referred to the proposed parking provision of 44 spaces for 48 flats and the possibility of access and egress issues for emergency services and refuse vehicles.

Councillor J Kaye commented on how close the rear of the development would be to the back gardens of the properties to the west in Trinity Close.  Councillor T Page stated that he was supportive in principle of the reuse of brownfield sites but not at any cost.  He expressed concerns over the £125,716 Section 106 contribution for Bishop’s Park and he suggested that the Section 106 provisions should be reviewed.

The Director referred to the housing needs identified in the District Plan and the mix of unit types that were being achieved across the town.  He also referred to the fact that professional advisors had clearly informed Officers that 21% affordable housing was the best that could be achieved here.

The Director confirmed that a 35 metre separation between the development and Trinity Close was a comfortable distance and as regards parking, Members were advised that figures up to the maximum standard were considered to be acceptable.  In reply to comments from the Chairman regarding Sustainable Urban Drainage Solutions (SUDS) and contamination, the Director referred to condition 4 and the full contamination remediation works suggested as part of the low risk approach that had been taken by the Council’s engineers.

Following a number of comments from the Committee on the density of the development, refuse collection and congestion, river pollution and site contamination plus car parking, the Director confirmed that Members’ concerns could be controlled by conditions and the Committee should consider whether any harm was outweighed by the benefits of the application.

Councillor T Page proposed and Councillor M Casey seconded, a motion that authority be delegated to the Head of Planning and Building Control, in consultation with the Chairman of the Committee and a Bishop’s Stortford Member, to further consider the detail of the matters to be secured through a legal agreement pursuant to Section 106 of the Town and Country Planning Act 1990 covering the matters detailed in the report, and subject to the conclusion of an agreement, in respect of application 3/14/0978/FP, planning permission be granted subject to the conditions detailed in the report now submitted.

After being put to the meeting and a vote taken, this motion was declared CARRIED.  The Committee accepted the recommendation of the Director of Neighbourhood Services as now submitted.

RESOLVED – that authority be delegated to the Head of Planning and Building Control, in consultation with the Chairman of the Committee and a Bishop’s Stortford Member, to further consider the detail of the matters to be secured through a legal agreement pursuant to Section 106 of the Town and Country Planning Act 1990 covering the matters detailed in the report, and subject to the conclusion of an agreement, in respect of application 3/14/0978/FP, planning permission be granted subject to the conditions detailed in the report now submitted.