Agenda item

Outline planning application for residential development of up to300 dwellings, including areas of landscaping, public open space, sustainable urban drainage scheme and associated infrastructure-access to be considered and not reserved for subsequent applications on land at Caistor Road, Middle Rasen.

Note  Councillor Smith stepped down from the Committee for consideration of the following application.

Outline planning application for residential development of up to300 dwellings, including areas of landscaping, public open space, sustainable urban drainage scheme and associated infrastructure-access to be considered and not reserved for subsequent applications on land at Caistor Road, Middle Rasen.

The Principal Development Management Officer informed the Committee that the condition requiring works to the foul water network had been requested by the Environment Agency and a further response was now awaited from the Agency following submission of the additional information. Their response may negate the need for the condition.  Also Condition 14 was to be re-worded as below:-

Notwithstanding any indicative plans supplied details to be submitted in accordance with condition no. 1 above shall include a minimum of an aggregate of 10% of the site area to be used as public open space. Any details provided shall include a timetable for the provision of such space. These details of the public open space shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented in accordance with the approved plans and scheme.

Reason: To ensure sufficient open amenity space is available for recreation, surface water drainage and wildlife promotion and in accordance with saved policy STRAT1, RES1 and RES5 of the West Lindsey Local Plan and the provisions of the National Planning Policy Framework.

Parish Councillor M Stamp addressed the Committee outlining the objections of Middle Rasen Parish Council.  A northern bypass was necessary, the area was gridlocked with traffic on race days and with delivery lorries.  The land was low lying and prone to flooding, and the Gainsborough Road sewage treatment plant was almost at capacity.  The local schools and medical facilities were also almost full and there were no employment opportunities nearby.  George Street had been measured as being just 4.1 metres wide and had to be used by lorries, which were unable to be passed by buses.  This road could not be widened as there were listed buildings to either side.  The development would create an increase of up to 600 additional vehicles.

Neil Kempster spoke on behalf of the developer, Chestnut Homes, describing how the site had been promoted for development within the consultation on the Central Lincolnshire Local Plan.  The principle of development had been established and the proposals had sustainable credentials.  There was a need for housing in the area and work had been undertaken to mitigate concerns raised by objectors.  The Environment Agency had downgraded the site to Flood Zone level 1, and a drainage strategy had been devised, however there was not anticipated to be any increase in runoff from the site to the Beck compared with the current situation (i.e. it would remain at greenfield rates).  Anglian Water had stated that sewage could be accommodated and the highways department had assessed the capacity as acceptable.  Whilst there were existing issues these would not be exacerbated by the proposals.  S106 contributions had been proposed and agreed and there were no outstanding statutory objections.  There would be a contribution to the Housing Land Supply requirement, and the development would contribute towards housing and employment for local people and aid the local economy.

John Edser, of the local Action Group outlined the objections of local residents, stating that there had been clear breaches of both local and national policy.  It was not understood why the area had been downgraded to Flood Zone 1, when local people had had their house insurance premiums increased due to flood risk.  Access to local schools was not appropriate with no footpath on Gallamore Lane to the primary school and a dangerous narrow path to the secondary school, however both schools were full anyway. The doctors’ surgery was also full and had no room to expand.  The small junction in the Market Place already experienced significant congestion.  Development would be acceptable in a planned and sustainable way.

Councillor Lewis Strange, speaking as the County Councillor for the area and reiterated the objections raised by the previous speakers.  Of particular concern was the risk of flooding, and the question of why house insurance in the area had increased, even though the Environment Agency had downgraded the risk level.  Rainwater drained into the Brimmer Beck and then to the River Rase before continuing to the River Ancholme.  The River Ancholme could only discharge at low tide, at other times there was nowhere for surface water to go.  The application should be refused as it was in the wrong place at the wrong time.

Councillor Smith, spoke as Ward Member on the application, further reiterating the objections raised so far.  Education and health provision could not be expanded when there was no room to grow.  The report referred to Market Rasen (a large town), however the site was in Middle Rasen (a small village).  There were existing traffic problems within the conservation area at Oxford Street junction with tail backs to the war memorial, and the proposals would require most travel to be by private car.  The current adopted Local Plan was the WLLP and recent appeals had given little weight to the emerging CLLP.  Councillor Smith then quoted a number of policies which would be relevant to warrant refusal of the application:-

STRAT1.1, STRAT1.4, STRAT1.6, STRAT9, STRAT12, SUS9, SUS12, MT1, RES1.1, RES1.5, NBE20.1, NPPF paras 7, 29, 34, 58, 69, 72 and 103.

The Principal Development Management Officer responded to the comments raised by speakers.  It was not unusual for the Environment Agency to regrade the Flood Zone assessment particularly if the applicant provided additional site specific information i.e. fully surveyed ground levels. This could then be used in re-running their flood models to assess the level of risk. In this case the applicant could also demonstrate the existing greenfield run-off could be matched, and there would be no increased adverse impact.  The traffic situation was accepted as busy with existing listed buildings and other historic structures in the town centre and vicinity preventing any real physical improvements, however it had been shown that the system could operate correctly with the exception of one signalised junction.  There would inevitably be issues at certain times of the day, which had been recognised but this would occur due to the natural increase in the growth of car use and other developments but would not be a direct result of the development. Traffic levels using this junction, which could be attributed to this development, would only just be above the material level of traffic to be considered an impact. It cannot therefore be considered that such a level would meet the test of severe impact as required by the NPPF to resist proposals on highways grounds. It was anticipated that 2/3 of the increased traffic would travel in different directions and would only add a minor increase to the existing capacity.

It would not be possible to leave an area of land in anticipation of a Northern bypass as there were no current proposals, nor policies to this effect in the existing or emerging development plan.  The education and health infrastructure were being considered and solutions devised to address capacity for both, with the school having potential to expand by .5.  It was not possible to increase infrastructure without the certainty of growth to support it.  Distances to facilities were cited as being within the DCLG guidelines for non-vehicular means.

Lengthy discussion ensued with many Members questioning the boundaries between Middle and Market Rasen and the location of the site.  It was affirmed that the Parish boundary was simply an administrative line defining the two settlements, and that the issue in question was the relationship between the two. The development adjoined Market Rasen on two sides and it would operate with Market Rasen rather than Middle Rasen. Middle Rasen would receive the precepts from residents, but facilities in Market Rasen would benefit from increased usage and sustainability, with benefits to the economy.

Committee Members expressed continued concerns regarding the regrading of the Flood Zone and sought further explanation from the Environment Agency, and also assurance that the site assessment had been undertaken by an independent body. 

Of equal concern was the impact of increased traffic on an already congested area, and Members also sought additional information from the highways department.

Members were not persuaded by the arguments for increased educational or health capacity as, even if additional infrastructure was provided, it was difficult to recruit doctors and teachers in Lincolnshire.  Although it was acknowledged that it was difficult to go against statutory bodies and defend such arguments at appeals.

It was proposed that consideration of the application be deferred in order for the additional information to be provided, on:- flood risk, sewage capacity, highways assessment, and the CLLP allocation and settlement hierarchy.

Deferral of the application was seconded and voted upon and it was AGREED that the application be deferred in order to obtain further information on the matters raised.

Note the Committee adjourned at 8.27pm in order to allow for members of the public to leave the room.

The meeting recommenced at 8.30pm and Councillor Smith re-joined the Committee.