Agenda item

PROPOSAL:  Outline planning application for proposed residential development ofup to 150 dwellings with associated amenity space, estate roads and surface water attenuation-all matters reserved on land South of The Ridings, Market Rasen.

RECOMMENDED DECISION:   

That the decision to grant planning permission, subject to conditions, be delegated to the Chief Operating Officer, to enable the completion and signing of an agreement under section 106 of the Planning Act 1990 (as amended) pertaining to:-

-       Capital contribution towards Primary School facilities (£338,293) in lieu of on-site provision;

-       Capital contribution (£425 per dwelling) towards Health care provision within the Parish of Market Rasen, in lieu of on-site provision;

-       Provision of affordable housing on site (type and tenure to be agreed).

And, in the event of the s106 not being completed and signed by all parties within 6 months from the date of this Committee, then the application be reported back to the next available Committee meeting following the expiration of the 6 months.

Outline planning application for proposed residential development of up to 150 dwellings with associated amenity space, estate roads and surface water attenuation - all matters reserved on land South of The Ridings, Market Rasen.

Councillor Smith, having declared an interest took the position of Ward Member to speak on the application.

Note: Councillor Marfleet recognised the applicant as having family connections, so declared a personal interest and left the room for consideration of the application.

The Principal Development Management Officer updated the Committee on further comments received from residents regarding localised flooding and concerns that the proposed balancing pond would overflow.  The access point was considered too small, and there were concerns with capacity at the GP surgery.  Due to lack of local jobs it was felt that residents would commute elsewhere to work and be unlikely to support local businesses and shops.

Messrs Doughty and Nelstrop addressed the Committee as agent and applicant stating that the development was sustainable and appropriate growth for Market Rasen, proposed for residential development in the emerging Local Plan.  There were no objections from statutory consultees, the roadway was large enough to cope with additional traffic and the question of flooding was to be addressed.  Fringe villages had been under pressure meaning that other settlements were in danger of inappropriate development.  The last development in Market Rasen had sold out in six months.  A review of the surface water drainage had been requested by the Council and a final drainage proposal had been agreed in principle.  Developer contributions towards health, education and affordable housing had been requested and agreed.  The site was allocated in the CLLP and was to meet a local need.

The Chairman clarified that the site was proposed for residential development in the emerging Central Lincolnshire Local Plan but was not an allocated site in the adopted 2006 Local Plan.

Douglas Sellers then spoke in objection to the proposals, stating that the revised flooding and drainage proposals needed further investigation and a long term maintenance programme establishing.  The drainage strategy was only indicative on the outline proposals and felt that the final drainage scheme should be secured prior to approval.  Mr Sellers also had concerns with safety of the proposed access, he felt that the transport plan and lack of comments from the Highways Authority did not address current problems experienced in the area in terms of speed and weight of traffic. Further investigation was required. Residents had already endured years of construction traffic. There would also be an unacceptable impact on the local schools.

Councillor Smith speaking as Ward Member echoed the concerns of residents and felt that the application should be refused.  The local schools and the doctors’ surgery were already over capacity and had no scope for extending.  The Highways Authority could not address the existing problems.  The development would take the ‘Market’ out of Market Rasen. Recent appeals had afforded limited weight to the emerging plan and the decision should be made against the current plan.

Councillor Smith suggested the following policies as being appropriate reasons for refusal:-; WL Local Plan policies STRAT1(iii) access to public transport; STRAT1(iv) reducing car journeys; STRAT1(vi) character and appearance; STRAT9; STRAT12; SUS1; RES1(i) massing effect; NBE10(i) local distinctiveness; NBE20; NPPF paragraphs 29 sustainable transport; 34 minimising distance to public transport; 37; and 38.

The Principal Development Management Officer addressing the comments raised by the speakers noted that officers had worked with the applicant for betterment of the existing drainage problems. Surface water would no longer discharge into the existing drainage channel, but would be retained in a balancing pond and discharged off-site at an attenuated rate.  The applicant had shown drainage to be feasible - it was standard practice final drainage details to be subject of a condition at outline planning stage as the layout could change.  The Highways Authority had considered the existing problems at Willingham Road / Oxford Street and concluded that the proposed development would not have a severe impact..  Market Rasen was to be an area of significant, albeit proportionate, growth in the emerging CLLP and can be expected to grow especially at the edge of the settlement. Market Rasen was a market town with current facilities and was a sustainable location for new development.  The proposed development would make a significant contribution and was included in the five year housing land supply.  The education and health contributions had been considered adequate by the relevant bodies and no further concerns expressed.

The Chairman noted that the site was allocated for development within policy LP51 of the emerging CLLP and that Market Rasen was to be a focus for growth.

The Committee debated the application at length, giving consideration to the growth of Market Rasen, the traffic and flooding issues and also the education and health contributions.  Statistics were quoted regarding the acceptable doctor/patient ratio at surgeries, and also the density of housing developments.  It was felt that growth of the town would help existing businesses and improve sustainability.  Whilst concerns were expressed regarding the existing traffic problems the Highways Authority were managing the junction and the situation was no justification for refusal of the application.

Discussion took place on the acceptability of the walking distances as quoted in the report..  The proposed density of the development was less than what was previously required as a minimum by national policy – reasonable plot sizes could be achieved without an adverse visual impact..  Given the lack of large town centre brownfield sites, the Principal Development Management Officer considered proposed location was probably as close as would be possible to the centre of Market Rasen and could be considered a sustainable location in an area where growth should be focussed.

The recommendations as set out in the report were moved and seconded, and on being voted upon it was AGREED that:

the decision to GRANT planning permission, subject to conditions, be delegated to the Chief Operating Officer, to enable the completion and signing of an agreement under section 106 of the Town and Country Planning Act 1990 (as amended) pertaining to:-

·         Capital contribution towards Primary School facilities (£338,293) in lieu of on-site provision;

·         Capital contribution (£425 per dwelling) towards Health care provision within the Parish of Market Rasen, in lieu of on-site provision;

·         Provision of affordable housing on site (type and tenure to be agreed).

And, in the event of the s106 not being completed and signed by all parties within 6 months from the date of this Committee, then the application be reported back to the next available Committee meeting following the expiration of the 6 months.

Note: Councillors Smith and Marfleet returned to the Committee.