Agenda item

The Head of Planning and Building Control recommended that in respect of application 3/18/1898/VAR, planning permission be granted subject to the conditions detailed in the report now submitted.

The Principal Planning Officer, on behalf of the Head of Planning and Building Control, explained that it was unusual to have a variation application on this scale.  He stated that Section 73 of the legislation allowed applications to amend existing planning permissions by varying conditions.

Members were advised that a number of background changes had led the developers to make significant changes to 11 development parcels at Stortford Fields.  The infrastructure would be unaffected and the principal change was moving 85 dwellings from the Eastern to the Western Neighbourhood.  The overall number of dwellings would be unaffected and the detail of development in the Eastern Neighbourhood remained in outline form only.

The Principal Planning Officer referred to the Strategic Housing Market Assessment (SHMA) in respect of the proposed mix of housing on this site.  He emphasised that the policy of up to 40% affordable housing was met in respect of the 85 dwellings being moved from the Eastern to the Western Neighbourhood.  Members were advised that the provision of 30.4%, embodied in the existing Section 106 agreement, still applied to the remaining dwellings in the 11 development parcels.

Members were advised that Hertfordshire Highways was satisfied with the changes to roads and parking within the development parcels.  It was noted that there were some opportunities for additional cycle and footpath connections, which could be followed up with the developers outside the remit of the current application.  Officers considered that there were notable improvements to layout and design resulting in a more pleasing development. Members were also advised that there would be more visitors’ parking in the form of on-street parking laybys.

Mr Brindley addressed the Committee in support of the application.  Councillor P Ruffles commented on whether there could be any amelioration in respect of the height of the proposed flats in development parcel B27 which was in close proximity to an open space.  Councillor J Jones commented on the mix of tenures and sought clarification on whether the increased density in the western neighbourhood would mean a lesser density in the eastern neighbourhood.

Councillor T Beckett commented on the possibility of the early adoption of a mini bus service in advance of the main bus provision to avoid residents adopting bad habits in respect of single occupancy car use.  The Principal Planning Officer emphasised that the proposed and existing landscaping meant that the flats on Parcel B27 would not be intrusive in the landscape and that, being well designed, they would sit well next to and overlook the open space, bringing benefit in terms of surveillance.

With regard to the number of dwellings in the Eastern Neighbourhood, Members were advised that the Committee had absolute control over the site as the total number of dwellings permitted remained at 2,200 and planning permission would be required to increase that number.  At this stage, the ultimate number of dwellings that would be permitted on the Eastern Neighbourhood could not be predicted given its outline status and pending consideration of its opportunities and constraints.

The Principal Planning Officer commented that the Council’s new policy on tenure mix of 84% rent and 16% shared ownership was a test for developers in terms of the viability of development.  The ratio was now being sought on many sites.  Members should also keep in mind the realities of the existing permission and Section 106 agreement relating to Stortford Fields.  The developer had offered a mix of 75% and 25% and it would be very difficult for them to improve on this offer and Housing Services were satisfied with this compromise.

The Principal Planning Officer confirmed to Councillor T Beckett that the proposed subsidised bus route was funded via the Section 106 agreement for approximately £900,000 and the County Council’s Public Transport Unit were satisfied that there should be a strong fare box from a development of this size.  He commented that a separate minibus provision would prove to be expensive when the number of residents was currently very low on this site.  Officers would however take this question back to the public transport unit on the basis that the sooner the bus passes were used by residents the better.

The Principal Planning Officer confirmed to Councillor A Huggins that the Authority did have a policy in the District Plan in respect of 1% of properties on a site being self-build and this was backed by the National Planning Policy Framework (NPPF).  This policy was however difficult to implement where a developer was already progressing a development.

The Officer responded to a number of other minor questions and queries from Members.  Councillor J Jones proposed and Councillor T Beckett seconded, a motion that in respect of application 3/18/1898/VAR, the Committee support the recommendation for approval, subject to the terms of the existing legal agreement dated 2 April 2015 and subject to the conditions detailed in the report submitted.

After being put to the meeting and a vote taken, this motion was declared CARRIED.  The Committee supported the recommendation of the Head of Planning and Building Control as now submitted.

RESOLVED – that, in respect of application 3/18/1898/VAR, planning permission be granted subject to the terms of the existing legal agreement dated 2 April 2015 and subject to the conditions detailed in the report submitted.