Blandford St. Mary
Application Type: Outline Application Application No: 2/2015/1935/OUT
Applicant: Blandford St Mary Homes Ltd Case Officer: Mr Stephen Clark
Recommendation Summary: Approve
Location: Land South West Of, Blandford Forum Bypass, Blandford St Mary, Dorset,
Proposal: Develop land by the erection of up to 350 dwellings and community uses (commercial and non-commercial), including vehicle access from A350, public open spaces, play areas, car parking, including ancillary works and associated infrastructure, (outline application to determine access).
Reason for Committee Decision: Major Housing Development
Planning Policies:
Local Plan:
Policy 1 - Sustainable Devt. Policy 2 - C Spatial Strategy Policy 3 - Climate Change Policy 4 - The Natural Env. Policy 5 - The Historic Env. Policy 6 - Housing Distribution Policy 7 - Delivering Homes Policy 8 - Affordable Housing Policy 13 - Grey Infra. Policy 14 - Social Infra. Policy 15 - Green Infra. Policy 16 - Blandford Policy 23 - Parking Policy 24 - Design Policy 25 - Amenity
National Planning Policy Framework:
Other:
Planning policy and guidance:
The Development Plan consists of the saved policies of the North Dorset District Wide Local Plan to 2011 (First Revision) (adopted January 2003) and the recently adopted North Dorset Local Plan Part 1 (LP1) 2016-2031. The North Dorset Local Plan Part 1 (LP1) was formally adopted by the Council in January this year and forms the development plan for the district, along with the saved policies of the 2003 Local Plan. Following its adoption, full weight can be attributed to the relevant policies of LP1.
North Dorset Local Plan Part 1 (LP1) 2016-2031
The adopted North Dorset Local Plan Part 1 2016-2031, previously known as the Draft Core Strategy and Development Management Policies Development Plan Document (The New Plan for North Dorset) has been the subject of public engagement over the last 9 years. The early stages of drawing together a draft strategy for the District began in 2005. Various public consultation events have taken place including in 2007 a period of consultation on Core Strategy Issues and Alternative Options from 1 June to 20 July.
In 2010 Draft Core Strategy and Development Management Policies Development Plan Document (The New Plan for North Dorset) was published for informal consultation. This document for the first time included inset diagrams for each of the main towns showing the broad areas for growth.
To inform the public and encourage feedback there was an extended period of consultation from 15 March 2010 to 14 May 2010. All households in North Dorset were notified of the consultation and provided with a summary of the document, including the inset diagrams for the town, in a four page pull out in the Spring 2010 edition of Open Line. Letters were also sent to all town and parishes, including Blandford Town Council and Blandford St Mary Parish council, and posters were placed on all official notice boards in the town and surrounding rural areas.
A press release was sent to the Western Gazette, Blackmore Vale Magazine and the Planning Policy Manager was interviewed by Mid-West Radio. All elected District Council Members were notified of the publication via the Members newsletter and they all received hard copies of the plan and supporting Sustainability Appraisal. All documents were also available on the Dorset for You website.
Following this initial consultation of the New Plan for North Dorset significant reforms to the planning system were introduced, including the simplification of national policy and the abolition of regional planning. A revised approach to the Core Spatial Strategy was considered and early engagement with town and parishes in the District was undertaken. From 28 November 2011 to 29 February 2012 their views were sought on Options for Growth.
Building on the options for growth a further round of public consultation on the Key Issues for the Revision of the Draft Core Strategy was undertaken from 29 October to 21 December 2012. Once again letters were sent to all town and parish councils and those who had made previous representations and exhibitions were organised in all of the main towns. Hard copies of the Key Issues were deposited at all public libraries and were available through the Dorset for You website. Once again elected Members were notified through the Members newsletter and a special Members briefing was organised for 31 October 2012 to answer any specific questions their communities may have. Press releases were published and advertisement placed in the Public Notice section of the Blackmore Vale Magazine on 26 October 2012.
Overall 812 people and organisations commented on the consultation. From the two questions posed in relation to the provision of housing in the District there was a majority that supported:
a revised housing provision figure of 4,200 being set for the period from 2011 to 2026 (Q5) and a revised distribution of housing that proposed 1,200 new homes in Blandford Forum.
In November 2013 the North Dorset Local Plan 2011 to 2026 Part 1: Pre-submission document was published. During the consultation period that ended on 24 January 2014 2,012 representations were received by the Council both objecting and supporting the document. Of the 2,012 representations received in total, 1,372 were on a questionnaire prepared by the Bryanston Park Preservation Group (BPPG) in relation to housing growth options for the town of Blandford. Policy 16 Blandford of LP1 identifies indicative areas for housing growth which include mixed use redevelopment of the Hall and Woodhouse brewery site as well as greenfield land to include land to the west of Blandford St Mary and land to the south east of Blandford St Mary as identified in paragraph 8.23. Whilst land to the north east of Blandford Forum beyond the bypass is mentioned in the policy paragraph 8.24 confirms the Council's preferred approach is to develop land to the south east and west of Blandford St Mary. Criteria (h) of the policy provides further clarity that the housing needs will be met through the development of land to the south east of Blandford St Mary. These indicative areas for growth identified comply with Para 47 of the NPPF which seeks to boost significantly the supply of housing.
LP1 has updated the spatial strategy for the district and extends the Plan period to 2031. Policy 2: Core Spatial Strategy, continues to identify Blandford as one of the main towns in North Dorset and a main location for growth. Policy 6: Housing Distribution, identifies a requirement for at least 1,200 dwellings in Blandford (Forum and St Mary) over the Plan period.
The Local Plan Part 1 has generally not 'allocated' sites but has instead identified 'broad locations for growth' with the intention that either Local Plan - Part 2 or Neighbourhood Development Plans will allocate sites and amend settlement boundaries. The Inspector at the plan examination last year, found this approach to be sound.
The adopted policies that are relevant to the assessment of this application are as follows.
Policy 1 - Presumption in Favour of Sustainable Development Policy 1 sets out the 'presumption in favour of sustainable development' (from the NPPF) and the supporting text provides guidance on how 'the presumption' will be applied in North Dorset. It is a 'model policy' provided by the Planning Inspectorate, which all Councils are strongly encouraged to include in their local plans and following the adoption of the Local Plan, Part 1, full weight can now be afforded to this policy.
Policy 2 - Core Spatial Strategy Policy 2 establishes the 'core spatial strategy' for North Dorset. It identifies Blandford (Forum and St. Mary), Gillingham, Shaftesbury and Sturminster Newton as the key strategic settlements in the District and seeks to concentrate the vast majority of the District's growth at these 'four main towns'. It also establishes that outside the four main towns, development will be more strictly controlled with an emphasis on meeting local and essential rural needs. The settlement boundaries will be used for development management purposes 'alongside the proposals for housing and employment growth and regeneration, as set out in Policies 16, 17, 18, 19 and 21'. The aim of this is to enable development to the brought forward on these sites in advance of the Local Plan Part 2, and enables the sites to be included in the five year supply, where proposals are sufficiently well advanced, as there would be no policy constraint to delivery.
Policy 3 - Climate Change Policy 3 sets out a number of ways in which the Council will seek to tackle the causes of climate change and also how it is proposed to adapt to the anticipated changes. The causes will be tackled primarily through measures to improve the design and performance of new and existing development and by encouraging the use of renewable energy. Adaptation measures include: encouraging increased water efficiency; reducing the impact of flooding; and reducing heat stress through the planting of trees and other vegetation.
Policy 4 - The Natural Environment Policy 4 sets out the Council's approach to the conservation of the natural environment including both landscapes (such as Areas of Outstanding Natural Beauty: AONBs) and wildlife interests (including internationally, nationally and locally important wildlife sites and protected or locally threatened species). Policy 5 - The Historic Environment Policy 5 sets out how proposals should be assessed having regard to heritage assets and what justification is necessary if less than substantial, substantial or total loss of a designated heritage asset occurs. The Policy also indicates the requirement to consider impact on buried heritage and archaeology.
Policy 6 - Housing Distribution Policy 6 sets out how housing will be distributed across the District. It explains how the future need for housing was re-examined through an updated Strategic Housing Market Assessment (SHMA) in 2012. This identified a need for 4,200 homes over the 15-year plan period and makes provision for the vast majority of these homes at the four main towns. The policy indicates the approximate scale of housing to be accommodated at each town and gives a brief overview of the factors that were taken into account in determining the distribution.
The focused changes consultation proposed that the housing site at Crown Meadows, Blandford Forum (with an approximate capacity of 150 dwellings) should be deleted and the current application site at St Mary's Hill, Blandford St Mary (with an approximate capacity of 300 dwellings) should be included in the plan. These 'major changes' gave rise to a number of 'consequential changes' to Policy 6 resulting in an increase in the overall housing provision figure for the District and an increase in the number of new homes proposed at Blandford (960 rising to 1,200). These consequential changes (and others) were also the subject of consultation.
A schedule of 'major' and 'consequential changes' accompanied the focused changes consultation. Text was added to clarify that the overall housing provision figure for North Dorset (of 4,350 additional homes) is slightly above the assessed level of need in the 2012 SHMA Update (of 4,200 homes). Subsequently, the Eastern Dorset 2015 Strategic Housing Market Assessment (SHMA) has been published. The 2015 SHMA sets out that the objectively assessed housing need (OAHN) figure for North Dorset is 330 dwellings per annum. This is in excess of the 285 dwellings per annum figure set out in the adopted North Dorset Local Plan Part 1. The Inspector in the recent examination had regard to this in his final report.
It should however be noted, as set out in Brandon Lewis's letter to Simon Ridley, the previous Chief Executive of The Planning Inspectorate, (December 2014) that the outcome of a SHMA is untested and should not automatically be seen as a proxy for a final housing requirement in Local Plans. In the early review of LP1, careful consideration will be given to the SHMA evidence in considering what impact environmental and policy constraints will have on the Council's final housing requirement. Until this time, the correct annual target for North Dorset is 285 dwellings per annum, as is set out in the adopted planning policy for the district.
Policy 7 - Delivering Homes Policy 7 sets out the mix of housing that the Council will seek, in terms of bedroom size. It also sets out how the Council will meet the needs of particular groups such as families with children, older people and people with disabilities. It sets out the Council's approach to housing density, which is to seek densities that make effective use of land whilst also having regard to impacts on local character and design and amenity issues. The policy allows a different mix of houses on a site (of 10 or more houses) to that sought in the policy if it can be justified by local circumstances. This has been expanded to also permit a departure from the preferred mix as a result of viability considerations.
Policy 8 - Affordable Housing Policy 8 sets out the Council's approach to the provision of affordable housing, subject to site-based viability testing. The revised threshold of ten published in the NPPG update on 28/11/2014 forms part of this policy approach. The policy compliant proportion of affordable housing in Blandford Forum is 30% on developments of more than 10 dwellings with a tenure split of 70% affordable rent and 30% intermediate housing. Policy 13 - Grey Infrastructure Policy 13 - Grey Infrastructure identifies future needs for: transportation, including roads, cycleways, footpaths and measures to facilitate public transport use; utilities, electricity, gas, water, sewerage and telecommunications; drainage and flood protection measures; waste; and the public realm i.e. street art and urban enhancement work.
Policy 14 - Social Infrastructure Policy 14 - Social Infrastructure identifies future needs for: education facilities including schools; health services including doctors' surgeries; emergency services; cultural facilities including libraries; recreation and sports facilities; and community facilities including community halls. The policy includes a reference that the Council will ensure that sufficient general surgeries and health centres are in place with new and expanded surgeries provided in Blandford, Gillingham and Shaftesbury.
Policy 15 - Green Infrastructure Policy 15 - Green Infrastructure states that the Council will produce a green infrastructure strategy to set out a strategic approach to the provision, design, and management of an integrated network of green spaces, green links, and other green elements. The policy also identifies some interim standards for the provision of certain types of open space, such as outdoor play space and allotments.
Policy 16 - Blandford Blandford is defined in Policy 16 as comprising the main town of Blandford Forum to the north of the River Stour and the smaller built up area of Blandford St Mary to the south. The Policy indicates that "Effectively, they function as a single settlement which is the main service centre for the southern part of the District." The 1,200 new homes required as a minimum over the plan period of 2016-2031 will be achieved through the significant potential of brownfield sites within the existing settlement boundary, the regeneration of the Hall and Woodhouse Brewery site and on greenfield land that has been identified as strategic areas of growth. These are identified as three main options which include:
Land to the west of Blandford St Mary and west of Blandford Forum, largely outside the Dorset AONB (with capacity for about 500 dwellings); Land to the south east of Blandford St Mary, outside both AONBs (with capacity for about 300 dwellings); and Land to the north east of Blandford Forum beyond the bypass outside, but surrounded by the Cranborne Chase and West Wiltshire Downs AONB (with capacity for about 800 dwellings).
Employment needs will be met through the mixed use regeneration of the Hall and Woodhouse Brewery site, the development of land off Shaftesbury Lane, development of vacant sites on existing industrial estates and the retention of existing employment sites. Additional retail floorspace will also be provided through the extension of the existing Tesco supermarket at Stour Park and the provision of a new supermarket off Shaftesbury Lane. Infrastructure objectives of the policy include the provision and enhancement of walking and cycling links within Blandford between residential areas and key destinations such as the town centre, the provision of neighbourhood halls to serve new development in Blandford St Mary, the extension of the Archbishop Wake school and either extension of the Milldown School or provision of a new 2 forms of entry primary school and a new doctors surgery or the expansion or relocation of existing doctors surgeries.
The adopted development management policies are:
Policy 23 - Parking Policy 23 deals with parking and cross refers to the relevant parking standards and guidance for residential and non-residential developments in an appendix. Policy 24 - Design The Council's overall approach to design is set out in Policy 24. It establishes a set of 'design principles' against which the design merits of any development can be assessed. It also sets out standards for the provision of storage for recycling bins (in accordance with advice from the Dorset Waste Partnership) and laundry drying.
Policy 25 - Amenity Policy 25 deals with the issue of amenity in terms of: privacy and private open space; sunlight and daylight; artificial light intrusion; noise and vibration; and unpleasant emissions (such as odour and fumes). There is very little in the NPPF on the issue of noise, but more detail is provided in the NPPG. The policy includes amended text to refer to the advice in the NPPG. The section of the policy on noise is considered to be consistent with the advice in the NPPG.
Neighbourhood Plan
The Blandford + (including Bryanston and Blandford St Mary) Neighbourhood Plan Area was designated on the 17th February 2014. The neighbourhood plan group has been exploring many issues in the town and surrounding area and have a preferred area of growth to the north east of the town beyond the bypass. Blandford + have recently submitted their Neighbourhood Plan to the District Council which has been the subject of further public consultation and will then be formally submitted by the District Council for examination. In view that the Neighbourhood Plan has not yet been through formal examination and could be subject to changes the weight that can be attached to this plan is limited in the decision making process. The application should therefore be determined with significant weight given to the formally adopted LP1, saved policies in the Local Plan 2003 and national planning guidance which will be considered below.
Finally, the application site at St Marys Hill forms part of the contribution towards the Council's five year supply and needs to be brought forward to maintain housing delivery to resist speculative development around Blandford and other parts of the District.
North Dorset District Wide Local Plan, 2003-2011
The North Dorset District-Wide Local Plan (1st Revision) to 2011 that was adopted in January 2003 (referred to from here on as the Local Plan 2003) is comprised of a written statement and a set of proposals maps that cover the whole district. Under the Planning and Compulsory Purchase Act 2004 a majority of these policies were 'saved' and in September 2007 a direction was obtained from the Secretary of State to save these policies for a further period of time. Since the adoption of LP1 most of the policies contained within the 2003 plan are no longer saved. However, the settlement boundary allocations remain saved and form the basis of making development management decisions.
Paragraph 3.55 states that, "The settlement boundaries will be reviewed either, through site allocations in Part 2 of the Local Plan or a neighbourhood plan. Prior to such a review, the Council will also have regard to the proposals for housing and employment growth and regeneration, as set out in Policies 16, 17, 18, 19 and 21 of this document, in decision taking. The application site is located outside of the current settlement boundary of Blandford hence its publicity as a departure from the local plan, however, it is noted in the plan that regard must be had to the broad areas of growth so that opportunities to bring forward development on locations identified for growth in advance of the Local Plan Part 2 or a neighbourhood plan are not restricted.
The retention of these saved policies after the adoption of the Local Plan Part 1 shows that they are still 'live issues' that require further consideration through policy making either at the district or neighbourhood plan level.
Summary
The application site is located outside the Blandford and Blandford St Mary settlement boundaries in the countryside but is an identified future location for growth in the adopted LP1. Land at St Marys Hill has been identified as it is relatively close to the town centre and is one of the few areas beyond the existing settlement boundary that does not fall within the AONB landscape designations. It is recognised that mitigation measures are possible to reduce the impact of development on this site and this area along with land to the west of Blandford St Mary represent the optimum locations for sustainable housing growth.
National Planning Policy Framework
The National Planning Policy Framework (NPPF) sets out the Government's planning policies for England and how these are expected to be applied and is a material consideration in planning decisions.
Paragraph 6 of the NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development and that policies in paragraphs 18 to 219, taken as a whole, constitute the Government's view of what sustainable development in England means in practice for the planning system.
Paragraph 7 of the NPPF explains that there are three dimensions to sustainable development: economic, social and environmental.
Paragraph 14 of the NPPF states that, At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development. Paragraph 47 of the NPPF requires local planning authorities to use their evidence base to ensure that their Local Plan meets the full, objectively assessed housing needs for market and affordable housing in the housing market area (HMA).
Paragraph 49 of the NPPF explains that relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five year supply of deliverable housing sites.
This in turn has implications for how development proposals should be determined, because paragraph 14 of the Framework states that where the (local) development plan is absent, silent or relevant policies are out-of-date, planning permission should be granted unless the adverse impact of doing so would significantly and demonstrably outweigh the benefits.
North Dorset currently considers itself to have a robust five year housing land supply and given the recent adoption of LP1 the housing policies contained with the Local Plan, Part 1 are considered up- to-date. This will be discussed further in the following sections.
Paragraph 115 of the NPPF states, "Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty." The application site itself is situated beyond the designated AONB but due to its proximity the impact on its setting must be considered.
Paragraph 118 of the NPPF refers to biodiversity interests and states, "When determining planning applications, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles:
If significant harm resulting from a development cannot be avoided (through locating on an alternative site with less harmful impacts), adequately mitigated, or, as a last resort, compensated for, then planning permission should be refused; Proposed development on land within or outside a Site of Special Scientific Interest likely to have an adverse effect on a Site of Special Scientific Interest (either individually or in combination with other developments) should not normally be permitted. Where an adverse effect on the site's notified special interest features is likely, an exception should only be made where the benefits of the development, at this site, clearly outweigh both the impacts that it is likely to have on the features of the site that make it of special scientific interest and any broader impacts on the national network of Sites of Special Scientific Interest;"
Environmental Impact Assessment (EIA) Screening
This application was screened in advance of the submission of the application under reference 2/2013/1095/PLNG for development of up to 300 dwellings as is required under Regulation 5 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011. The proposal was considered having regard to the characteristics of the development, the location of the development, and lastly, the characteristics of the potential impact with regard to the construction and operational stages of the development.
The Council issued its opinion that given the nature, size and location the development was likely to have significant impacts on the local landscape and environment. It was considered that the proper assessment of the impact of the development on the landscape setting, AONB, River Stour, Transport Network, Archaeology, Habitat and Biodiversity required the submission of an Environmental Statement. The development was therefore considered EIA development and it follows that the additional increase to 350 houses now proposed would also represent EIA development.
The applicant subsequently submitted a scoping request and the application has been submitted with an Environmental Statement.
Description of Site:
The application site is Grade 3 agricultural land located to the south of Blandford Forum and Blandford St Mary. The site is situated beyond the Blandford bypass adjacent to the roundabout junction where the A350 and A354 meet. The application site amounts to approximately 12.5 hectares with access to the site from adjacent fields. The site is bound by the A354 to the north, the A350 to the east, an adjacent agricultural field to the south and an agricultural field to the west now occupied by a solar farm.
Blandford is one of the district's main towns. In the adopted Local Plan, Blandford is considered to be a sustainable settlement and an appropriate location for growth. In terms of site specific constraints, the site is located outside of the settlement boundary of Blandford Forum and beyond the designated town conservation area. A number of listed buildings are located to the east in Lower Blandford St Mary namely The Manor House, The Old Rectory, Clerkenwell House and the Church of St Mary. The site is not located within a designated Area of Outstanding Natural Beauty (AONB) but is located 450 metres to the south east of the Dorset AONB and 680 metres to the south west of the Cranborne Chase and West Wiltshire Downs (CCWWD) AONB.
The site is located approximately 850 metres south of the Town Centre of Blandford Forum and its various facilities. The site is also in easy reach of a number of employment sites around Blandford St Mary and Blandford Forum.
The land on the application site slopes down from south west to north east and experiences a difference in site levels of approximately 27 metres between the western and eastern boundaries. The boundaries of the site are enclosed by mature hedgerow and trees (4 of which are covered by individual tree preservation orders) and there is a small group of lime trees within the site which are also protected.
The nearest residential properties are located to the north of the site on the opposite side of the A354, to the east of the site on the opposite side of the A350 in Lower Blandford St Mary and to the south of the site along Wards Drove. There is presently no public access to the land or rights of way across it. A public right of way does exists to the south east of the site along wards drove which currently links the termination of the trailway with the footpath along the A350.
Overhead electricity cables currently cross the centre of the site in a north to south direction.
Constraints:
Agricultural Land Grade - Grade: GRADE 3 Parish Name - : Blandford St. Mary CP Settlement Boundary - Name: Blandford Forum Ward Name - Ward Name: Riversdale and Portman Ward
Consultations: Blandford St Mary PC Consulted on the 27 January 2016 There was no response from this consultee at the time of report preparation.
Blandford Forum TC Consulted on the 27 January 2016, their comments dated 11 February 2016 are as follows: The Town Council has no objections to the application providing the pedestrian access from the development site to the Town Centre is re-assessed, as a toucan crossing over the bypass is not considered acceptable.
Conservation Officer South - NDDC Consulted on the 27 January 2016, their comments dated 23 February 2016 are as follows: No objection.
Travel Plan Co-ordinator - DCC Consulted on the 27 January 2016 There was no response from this consultee at the time of report preparation.
Drainage (Flood Risk Management) - DCC Consulted on the 27 January 2016, their comments dated 17 February 2016 are as follows: No objection subject to condition.
Dorset Education Authority - DCC Consulted on the 27 January 2016 There was no response from this consultee at the time of report preparation.
Environment Agency Consulted on the 27 January 2016 There was no response from this consultee at the time of report preparation.
Tree Officer South - NDDC Consulted on the 27 January 2016, their comments dated 17 February 2016 are as follows: No objection subject to condition.
Wessex Water Consulted on the 27 January 2016, their comments dated 29 January 2016 are as follows: No objection subject to condition.
Transport Development Management - DCC Consulted on the 27 January 2016, their comments dated 8 September 2016 are as follows: No objection subject to condition and S106 Agreement. Highways Agency - Network Strategy Division Consulted on the 27 January 2016, their comments dated 20 April 2016 are as follows: Based on the capacity assessment results presented for the A31/A350 junction, we are able to conclude that the proposals do not have a severe impact on the operation of the Strategic Road Network. As such, we have no objection to the planning application proposals.
Natural England Consulted on the 27 January 2016, their comments dated 12 February 2016 are as follows: Advises consultation with the AONB teams, concludes that the site has low ecological value but offer potential for biodiversity enhancements and advises that development of sites should protect the best and most versatile agricultural land.
Dorset Police - Architectural Liaison Officer Consulted on the 27 January 2016 There was no response from this consultee at the time of report preparation.
NHS Property Services Limited Consulted on the 27 January 2016 There was no response from this consultee at the time of report preparation.
Principal Technical Officer NDDC Consulted on the 27 January 2016, their comments dated 19 February 2016 are as follows: No objection subject to conditions regarding foul and surface water drainage.
North Dorset Primary Care Trust Consulted on the 27 January 2016 There was no response from this consultee at the time of report preparation.
The Director Of Commissioning Operations Consulted on the 27 January 2016 There was no response from this consultee at the time of report preparation.
NHS Dorset Consulted on the 27 January 2016 There was no response from this consultee at the time of report preparation.
Planning Policy Consulted on the 27 January 2016 There was no response from this consultee at the time of report preparation.
Cranborne Chase & West Wilts AONB Consulted on the 10 February 2016, their comments dated 2 March 2016 are as follows: The CCWWD AONB team have raised concerns about development on the higher parts of the site and its impact on views from the AONB landscape.
County Archaeological Office - DCC Consulted on the 28 January 2016 There was no response from this consultee at the time of report preparation.
Rights Of Way - DCC Consulted on the 29 February 2016, their comments dated 1 March 2016 are as follows: In regards to the Trailway link through this development area, I would like to request that consideration be given to the width and the surface along with a suitable crossing mechanism. The width of the link we would like to be 4m with no pinch points or further crossings. The surface I would request to be a sealed tarmac surface with a non-slip round grit rolled into a bitumen top. The crossing of the A345, I request a Pegasus crossing that can be used from horse back as well as pedestrians and cyclists.
Representations:
14 letters of representation were received, of which 3 offered comments which neither supported nor objected to the proposal, 11 objected to the proposal and 0 supported the proposal.
The main issues raised in the objections include:
The principle of developing a site beyond the Blandford Forum bypass. Increase traffic and impact on highway safety. Lack of job opportunities for future residents. Impact on Infrastructure namely the schools, dental and GP surgeries. Poor connectivity to the town. The proposed Toucan crossing of the A354 is dangerous, inadequate and inappropriate for horses. A footbridge or underpass should be considered as better alternatives to crossing the A354. Consideration should be given to re-routing the A354 to the south of the development. Access onto the A350 and A354 is unsafe. The traffic light crossing over the A354 should be single phase and not two phase. The local plan states approximately 300 dwellings for this site and the proposal is for up to 350 dwellings. The community hall should be provided to the north of the site in Blandford St Mary. A 50m buffer should be provided for wildlife.
Relevant Planning History: Application: 2/2013/1095/PLNG Proposal: Request for EIA Screening Opinion under EIA Regulations 2011 to erect 150 dwellings with associated landscaping, infrastructure and cycleway link. Decision: Decision Date: 16.10.2013 Application: 2/2014/0079/PLNG Proposal: Request for EIA Scoping Opinion under EIA Regulations 2011 to erect 150 dwellings with associated landscaping, infrastructure and cycleway link. Decision: Decision Date: 05.03.2014
Planning Appraisal:
Development Description:
The application seeks planning permission for the development of the land for residential purposes for up to 350 dwellings as well as community uses (commercial and non-commercial). It is envisaged that the proposals will also include public open spaces, play areas, car parking and associated infrastructure. The application is in outline to determine the principle of development and matters of access only. Matters of layout, scale, appearance and landscaping are all reserved at this stage. Notwithstanding these matters being reserved the applicant has submitted indicative layout and landscaping details demonstrating how the quantum of development could be delivered on the site. The proposal includes two vehicular accesses to the development site, one from the A350 and one from the A354. Pedestrian access would be achieved from the A350 as well as via a new pedestrian crossing over the A354 whilst a strip of land on the south eastern boundary is reserved for future trailway connections across neighbouring land so as to avoid the A350. The upper green corridor shown along the south western boundary outline in blue on drawing 12169.62 is the reserved corridor for the Spetisbury and Charlton Marshall bypass.
Whilst indicative plans have been submitted the focus for consideration is whether the principle of the development proposed is acceptable on this site and whether the access is appropriate.
The application has been submitted with an acceptable Environmental Statement which includes a range of technical reports and a non-technical summary of the impacts of the development. The mains issues are assessed in the following report.
Planning Considerations
The main planning considerations that need to be addressed in this instance are the impact of housing development in this location, paying particular regard to the AONB landscape impact, highway impacts, the impact upon neighbouring land users, heritage assets, ecology, and drainage. The provision of affordable housing and the requirement for infrastructure contributions are also material considerations in this case.
The development of this site at St Marys Hill to meet the identified housing need is reflected in Policy 16 of LP1. This forms the adopted policy for the district and has been subjected to examination, having been found sound and adopted earlier in 2016.
The Principle of Housing Development
The broad area of growth at land south east of Blandford St Mary at St Marys Hill is identified in adopted LP1 as an area of housing growth. In policy terms, the land is located within the countryside and outside of the saved settlement boundaries of the Local Plan, 2003. The proposal would not result in an exception to the policy of constraint outside of settlement boundaries and there is therefore conflict with this policy, hence the publicity of the application showing as a departure from the Local Plan.
However, within LP1 the application site has been identified as being a suitable location to deliver housing growth and identified as one of the most sustainable options for Blandford in the plan period to 2031. This is now adopted policy. Furthermore, the Inspector in the recent examination, requested that it was made clear that development that accords with the spatial approach to housing distribution, should not be prevented in the interim between the forthcoming plan review and Part 2. In view of this, it is clear that significant weight should be placed on the requirement to deliver housing in this location to meet the housing demand within the district.
The council has identified the site as being capable of delivering housing within the Council's five year housing land supply evidence base. This therefore carries additional weight in favour of the housing proposal. Furthermore, the Inspector in the course of the recent local plan examination did not preclude development in this location, and did not find that there were more preferable sites within the town that would result in less impact. To conclude, LP1 has been adopted with this area of growth included.
Consequently, the area has been identified for future growth as unlike areas around the north east of the town, the evidence base that has informed the local plan preparation, demonstrates that development can be appropriately assimilated into the town without the potential to give rise to severe landscape impact. In light of the abovementioned, new housing in this location would represent sustainable development and contribute to meeting the housing need that has been identified within the Strategic Housing Market Area Assessment. This is subject to the detailed landscape assessment that is required in relation to the sites impact on the setting of the AONB. At Paragraph 47 of the NPPF it states that Local Planning Authorities should work to boost significantly the supply of housing within their areas. This should be by ensuring that the full, objectively assessed needs for market and affordable housing are met. Therefore the development would also comply with the aims of the NPPF in boosting the supply of housing.
Five Year Housing Land Supply and Housing Evidence Base
In order to establish whether a five-year supply of housing can be demonstrated it is necessary to consider firstly the housing need for the District, and then to look at whether sufficient deliverable housing sites are available to meet that requirement over the next five years. The NPPF also requires that a buffer of either 5 percent or 20 percent is added to ensure choice and competition in the market for land. Since 2012 local planning authorities have been directed by the NPPF to have a clear understanding of the housing needs in their area and should prepare a Strategic Housing Market Assessment (SHMA).
The new housing numbers established through the SHMA 2012 have resulted in a reduction in our target of net additional dwellings per annum (dpa) to 280 dpa as published in the Annual Monitoring Report (AMR) 2014. The annualised target was later increased to 285 dpa through a Main Modification (MM5) to the Local Plan so as to apply a second homes allowance. This equates to a need for about 5,700 homes over the twenty years from 2011 - 2031 and forms the District - wide housing provision figure used in LP1. The figures in the 2012 SHMA Update are currently the most up to date and tested evidence available for North Dorset.
Subsequently, the Eastern Dorset 2015 Strategic Housing Market Assessment (SHMA) has been published. The 2015 SHMA sets out that the objectively assessed housing need (OAHN) figure for North Dorset is 330 dwellings per annum. This is in excess of the 285 dwellings per annum figure set out in the adopted North Dorset Local Plan Part 1. The Inspector in the recent examination had regard to this in his final report. However, it should be noted, as set out in Brandon Lewis's letter to Simon Ridley, the previous Chief Executive of The Planning Inspectorate, (December 2014) that the outcome of a SHMA is untested and should not automatically be seen as a proxy for a final housing requirement in Local Plans. In the early review of the Local Plan, Part 1, careful consideration will be given to the SHMA evidence in considering what impact environmental and policy constraints will have on the Council's final housing requirement. Until this time, the correct annual target for North Dorset is 285 dwellings per annum, as is set out in the adopted planning policy for the district.
Ensuring an adequate supply of deliverable housing sites (five year supply)
Local Authorities should identify and update annually a supply of specific deliverable sites, also known as housing land supply. The NPPF states that "To be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable."
The Council has published the Annual Monitoring Report (AMR) for 2015. It shows that the District has a five year housing land supply on deliverable sites across the district. North Dorset has a five year housing land supply of 2,333 net dwellings. This includes sites with planning permission, allocated sites and other sites assessed as part of the Strategic Housing Land Availability Assessment as being deliverable within the next five years.
The five year supply of 2,333 provides a total supply of 6.8 years based on the annualised requirement of 345 dwellings per annum. The annualised requirement of 345 takes into account the past performance against the housing target and also applies a buffer of 5% as advised by National Planning Policy. The housing trajectory for LP1 has been updated with the housing completions for 2014/15 and shows the expected level of housing supply up to the end of the plan period in 2031. A copy of the trajectory is included in Appendix 3 of the AMR. As the Council considers that it is able to demonstrate a five year housing land supply, the relevant policies for the supply of housing do not need to be treated as out-of-date by the operations of paragraph 49 of the Framework. Therefore, the presumption in favour of sustainable development should be considered in light of the saved Local Plan policies and the adopted policies of LP1.
It is important that the Council maintains a supply of housing land to meet the needs within the district. A lack of a five year supply or evidence of persistent under delivery would result in a requirement for an extra 20 percent buffer. It can make it much more difficult to defend speculative development proposals in both the towns and villages. It would result in developments coming forward that would not necessarily have the benefit of the level of community and member involvement that the current plan has been subject to, as is detailed earlier in this report.
In view of the great importance placed upon housing supply and the fact that the application site is identified in the local plan as a strategic area for growth for Blandford indicating residential development of the site is acceptable in principle, significant weight is attributable to the benefits of delivering 350 dwellings on this site.
Access and Impact on the Transport Network, Highway Safety and Parking Provision:
The proposed access to the site includes two vehicular accesses, one onto the A350 and the other onto the A354. The proposal would result in up to 350 additional dwellings accessing the transport network in these locations. The application has been submitted with a Transport Assessment and Travel Plan. Highways England initially issued a direction that planning permission was not to be granted for a period of 3 months and the applicant was asked to provide additional information regarding trip generation to ensure that the assumptions were robust as well as capacity assessments at key points on the Strategic Road Network.
The applicant's highway consultants subsequently provided the additional information requested. Highways England considered the additional information and then formally withdrew their holding position and raised no further objection. Their conclusions stated:
"Upon reflection, the differences in assignment percentages are minimal when considering the trip numbers involved and Highways England can accept that these are subject to individual judgement. Highways England is able to accept the trip distribution/assignment results presented in the April 2016 technical note.
Based on the capacity assessment results presented for the A31/A350 junction, we are able to conclude that the proposals do not have a severe impact on the operation of the SRN. As such, we have no objection to the planning application proposals."
The Dorset County Council Highway Authority has raised no objection to the proposal and made the following comments:
The submitted Transport Assessment (TA), prepared by the applicant's highways consultants, considers the impact that the development of up to 350 dwellings will have on the highway network in the vicinity of the site. It also considers the sustainability of the development in terms of accessibility to and from the site.
It is proposed that the vehicular access to the site will be provided via a new priority junction on the A354, utilising a dedicated right-turn lane, and a new priority junction on the A350, again with a dedicated right-turn lane. A toucan crossing will be provided on the A354 to facilitate safe pedestrian and cyclist movements of this highway. A scheme for minor improvements (traffic signing and street lighting) will be agreed for pedestrian routes from the development to the town centre. A bus layby with shelter is to be provided (northbound) on the A350, along with an uncontrolled crossing of the A350 to the existing southeast-bound bus stop. The submitted site layout plan, Dwg No 12169.62, is illustrative and will require further consideration in order to fully embrace the principles suggested by Manual for Streets, providing a safe and attractive place for all road users. However, it does indicate that pedestrian and cycle permeability is achievable. Such detail will need to be considered at Reserved Matters stage. The Transport Assessment uses 2013 as the base survey year to produce a baseline of highway capacity against which the impact of the proposal can be considered. It then looks at four different scenarios - 2014 future year without the development, 2014 future year with the development, 2025 future year without the development and 2025 future year with the development.
Four junctions have been considered in detail - A354/A350/Bournemouth Road roundabout, Stour Park/Bournemouth Road/Birch Avenue roundabout, the A354 site access and the A350 site access. Highways England have also been consulted regarding the possible impact upon the A31/A350 junction and the A31/A354 junction.
The Transport Assessment suggests that the proposal could generate the following additional vehicle trips onto the highway network - 298 in the AM peak (08:00 to 09:00) and 263 during the PM peak (17:00 to 18:00). These potential trips have been assigned across the network to reflect the travel patterns identified in the census ward data. The TA considers the impact of these new trips upon the existing identified junctions on the network, to check whether they will still function within acceptable operational parameters, using industry standard design and modelling software. The conclusion reached within the TA is that all of the junctions assessed will operate within capacity in the 2025 future design year with a residential development of 350 dwellings.
TRICS is the national standard for trip generation analysis and employs a system of site selection filtering that enables users to simulate site scenarios through a number of progressive stages and to calculate vehicular and multi-modal trip rates based on these selections. The submitted TA has, in the opinion of the County Highway Authority, complied with the recommendations of the TRICS Good Practice Guide 2013 and produced a robust daily trip generation for the proposed development. The TRICS data outputs are attached to the TA and provide the empirical evidence to substantiate the trip rates used.
The application is supported by a Travel Plan which seeks to encourage the use of more sustainable modes of transport for journeys within two years from the completion of the development. This will be achieved by the implementation of a package of measures including the appointment of a travel coordinator, the distribution of travel information packs, the use of public transport and cycling and promoting the use of car sharing schemes. The Travel Plan will be secured through a Section 106 Agreement.
To further mitigate the impact of the development, the applicant has agreed to make a financial contributions towards the enhancement of links to the Trailway to the east of the site, the provision of a zebra crossing on Bournemouth Road (to the west of the A354/A350/Bournemouth Road roundabout), and the possible provision of a footway link from the new toucan crossing to Rosefields and the primary school beyond.
To sum up, the County Highway Authority considers that the submitted Transport Assessment is satisfactory and robust. Whilst it is accepted that the proposal will obviously increase traffic flows on the highway network the residual cumulative impact of the development cannot be thought to be "severe", when consideration is given to paragraphs 29 to 36 of the National Planning Policy Framework (NPPF)."
The Transport information submitted with the application has been given detailed scrutiny by both Highways England and the County Highway Authority. Whilst the proposal will undoubtedly increase the number of vehicles using the transport network the applicant has provided robust evidence that demonstrates that the development can be accommodated on the site without resulting in unacceptable highway impacts. As such, the proposal complies with the relevant polices of LP1 and the NPPF. The highway impact of the proposal will not be severe and the NPPF is clear that planning permission should only be refused in cases where a severe impact is anticipated. Objection to this application has generally focussed on the transport impacts but more frequently on the appropriateness and adequacy of the toucan crossing proposed across the A354 and its suitability for children and users of the trailway to cross the A-road. The proposed crossing would involve significant upgrade to the existing crossing point in this location. The alterations would include the following.
Realignment and widening of the carriageway at the crossing point. New toucan crossing to replace existing uncontrolled crossing. Existing splitter island enlarged to create a central refuge point for two phase crossing. Relocation of the crossing point further up the A354 from the roundabout. Tactile paving. New footway/cycleway on the northern side of the A354. High friction surfaces on approach to toucan crossing. New central islands with illuminated bollards on the A354 on approach to the toucan crossing. Streetlighting extended and reduced speed limit signage.
The toucan crossing has been assessed as appropriate by the County Highway Authority taking into account pedestrian safety and its impact on traffic flows. In view that the crossing is considered safe and will link pedestrian and cyclists from the development site into the town the proposals are considered acceptable and an objection cannot be sustained against this element of the proposal.
It is also appropriate however given the local concern to consider whether the alternative suggestions of a pedestrian footbridge or underpass would have been appropriate in this context. The applicant has provided a justification statement indicating why these alternative options were disregarded.
A footbridge would need to comply with Equalities Act and to meet the gradients required the bridge would have access ramps measuring between 27 and 32 metres long. Pedestrians crossing the A354 would have to travel an additional 120m than present and it is unlikely that horses would use such a route. It is likely that in these circumstances some pedestrians would then take the risk of crossing at level without any formal crossing point to avoid such distances. This is likely to create an unsafe conflict between pedestrians and road users. Furthermore a footbridge would need to have a minimum clearance of 5.7 metres from the carriageway below and when adding balustrading to this the structure would have been in excess of 7 metres high. This would have enabled downward views into the gardens of existing residential properties affecting privacy as well as causing a significant prominent intrusion in landscape views from the CCWWD AONB.
The construction specification of an underpass route achieving Equalities Act compliance would also result in pedestrians travelling an additional 60m. The sense of containment and isolation in an underpass environment particularly at night is likely to discourage potential users with the favourable choice again being at level across the uncontrolled road. An underpass is also at increased risk of encouraging anti-social behaviour. The construction of the underpass would also be a significant undertaking requiring diversion of major utilities including gas and water; significant traffic management and delay to traffic during the construction process. Finally the topography of the site sloping down towards the location where an underpass would be located is likely to generate significant drainage and flooding issues.
In view of the above considerations and the urbanising effect the alternative features would create in the landscape, the proposed controlled at level toucan crossing is considered to be the most appropriate and least intrusive solution to access across the A354. Both suggested alternatives carry significant implications and whilst opposition to the at level crossing has been raised it is considered a safe and appropriate solution to connecting the development site to the town of Blandford Forum across the A354. Landscape Impact on Areas of Outstanding Natural Beauty:
It is of note that the principle of developing land at St Marys Hill as a broad location of growth in Blandford has been through a recent examination. The Local Plan Part 1 has been found to be sound and therefore the inspector has considered that the application site is in the most sustainable location to accommodate housing. Notwithstanding this the site is located in proximity to the boundaries of both the Dorset AONB and the CCWWD AONB. It is therefore important to consider the impact of development on these designated landscape. Guidance in the NPPF specifically refers to development in the AONB and not development that is situated beyond the AONB. Policy 4 in LP1 however specifically refers to development that affects the setting of an AONB will be managed in a way that conserves and enhances the natural beauty. It indicates that proposals that would harm the natural beauty of the AONB will not be permitted unless it is clearly in the public interest to do so and in such instances effective mitigation should form an integral part of the development proposals.
The application site is on a sloping parcel of land and due to the nature of the slope and intervening development in Blandford St Mary is not visible from the Dorset AONB. As such, it is only views from the CCWWD AONB that require further consideration. The nature of the sloping site means that development will be visible from high points in the CCWWD AONB landscape to the north east of the site. Viewpoints are limited however and the proposal would only have a localised impact on the AONB landscape from medium distance views within 3km. The application has been submitted with a supporting Landscape and Visual Impact Assessment (LVIA) prepared by Hyland Edgar Driver Ltd.
The application site forms part of the undulating chalk downland of the South Blandford Downs landscape character area. The site has local landscape value but views of the site are relatively limited as demonstrated by the submitted zone of theoretical visibility (ZTV). The ZTV indicates that views of the site are largely unavailable to the north and limited to the south of the site. Short distance views are largely broken by mature hedgerows. To the south-west and north-east views are available from the more open elevated land facing into the generally low lying site. Some of these views are from within the AONB. In these views the site is visually contiguous with the existing Bryanston Hills development in Blandford St Mary.
The LVIA indicates that during the construction phase the landscape character would experience moderate to major adverse effects from construction activity. These effects would however be short term although extended over a number of years given the likelihood that the development would be phased. In the longer term however the effects from the construction phase would not be permanent.
The LVIA concludes that the effects of the development once built would be moderate adverse as there would be a noticeable change from an arable field to townscape. This would however be viewed as a continuation of the existing development of Blandford St Mary and the impact would diminish in time as landscaping matures. Views of the development would also be read against the rising land and with the backdrop of trees and undulating landforms behind the proposal would not occupy a skyline position. Although locally significant, the incremental change to views from the CCWWD AONB would not realise significant intrusion based landscape effects and would not significantly affect the purposes and function of the AONB designations.
The proposal will clearly have a landscape impact due to the visibility of the site from the more open elevated land to the north east. The impact of the development can be mitigated to some extent however through sensible design limiting heights of housing on the higher parts of the site to the west and ensuring the development of a robust landscaping proposal. These matters can be addressed at reserved matters stage but the scope to mitigate harm to views from the AONB landscape is evidently achievable.
Noise: A noise assessment undertaken by Hayes McKenzie dated 24th November 2015 has been provided. The assessment included a survey of the existing ambient, background and maximum noise levels at three locations near the road boundaries of the development site. These were used to establish the level of ambient noise that would impact upon the residential development. The noise maps then generated have been used to inform the relevant noise mitigation proposed. The noise assessment indicates that given the close relationship of the site with the A350 and the A354 the external noise criteria specified within the British standards is unlikely to be met at the majority of the proposed dwellings with the exception of those located furthest from the surrounding network. It is worth noting that the external noise environment is typical for the area and would be very similar to that previously accepted in the development of Blandford St Mary on the opposite side of the A354 to the application site.
The noise consultant importantly concludes that "provided mitigation measures, in the form of appropriate fencing and/or the provision of slightly uprated glazing and ventilation are applied at dwellings located next to the A350 and A354, on façades with windows that have a direct line of sight to the adjacent roads, the internal noise criteria specified within BS8233 can be met within all proposed dwellings."
In view of the conclusions of the noise assessment it is considered necessary to impose a condition requiring implementation in accordance with the noise mitigation measures contained within the submitted noise assessment to ensure that the living conditions for future occupants would be acceptable.
Impact on Heritage Assets:
Setting of the Conservation Area and Listed Buildings
The application has been submitted with a comprehensive conservation area appraisal and the Council's Conservation Officer has considered the impact of developing this site on heritage assets in the locality.
"This is an open site on the junction of the A354 and A350 on the outskirts of Blandford Forum. The land is presently pasture and has no designations placed upon it, being outside of the towns Conservation Area. Several listed buildings are located to the east of the A350 within the hamlet of Lower Blandford St Mary.
Large Sites of Archaeological Importance are identified as lying both to the north-west and northeast. Due to the grouping, size and the fact that these identified sites are often only indicative and not exact in their perimeters, it is recommended that the Senior County Archaeologist is contacted to determine if the plot in question is also of significance.
In terms of views there are none on the approach from Dorchester in the west, other than glimpses through the roadside hedge. Although, despite the proposed houses being shown set back from the boundary, it is likely that there will also be glimpses of the upper section and roofs of the buildings.
Similarly from Poole, the views into the site are restricted particularly as the land tilts to a degree from south to north. The main viewpoint is on the route out of the town and from the bypass and A350 at the roundabout junction. From here immediate views are possible into the site via the gateway opening as well as longer views across the whole site.
In terms of the listed buildings, these are either set well back from the road on the Lower Blandford St Mary side, or their curtilages are well screened at present, therefore the principle of development is not considered harmful to these heritage assets or their setting."
Archaeology The application has been submitted with an archaeological gradiometer survey dated 17 February 2015 and produced by Substrata. The report concludes that there were a number of anomalies on the magnetic contrast which indicates possible archaeological features and given the low magnetic response it is possible that more archaeological features are present than were recorded. There were sixteen possible archaeological features or deposits recorded. One group represents a former railway line mapped in 1888 and removed before 1988. Another group is likely to represent the northern side of a former field lane mapped by the Ordnance Survey between 1888 and 1962. The remaining magnetic anomaly groups identified as pertaining to possible archaeological deposits or features are typical of anomalies representing former field boundaries, enclosures or agricultural features such as strip lynchets of unknown dates.
Dorset County Council's archaeologist has also been consulted during the application process but has not provided comment. The County archaeologist did however provide a response to the archaeological report on the 10th March 2015 in advance of the submission of the application to which it was agreed that there was sufficiently low potential for archaeological deposits of significance on the site not to warrant further site investigations or the need for mitigation works. The site is entirely on chalk and the survey technique provides a high level of confidence in the results obtained. As such, archaeology is no longer a constraint to development on the site and no further conditions are necessary.
Impact on Local Residents:
The application site is situated some distance from the nearest residential properties and is often separated from neighbouring property by roads. Property in Blandford St Mary is located in excess of 40 metres from the site boundary, situated beyond the A354 and often screened by dense vegetation and a bund. Property in Lower Blandford St Mary is located in excess of 60 metres from the application site and separated by the A350 and mature hedgerows and landscaping. Dwellings to the south in Wards Drove are separated by an undeveloped field and located a substantial 150 metres from the application site. Whilst the development is likely to be visible to residents in proximity of the site, due to the substantial distances of separation the proposal would not result in harmful impacts to amenity having regard to visual impact, overshadowing and overlooking. Furthermore, given the intervening A-roads the proposed development would not generate harmful levels of noise and disturbance that would significantly affect the quiet enjoyment of neighbouring residential properties.
Ecology:
Policy 4 of adopted LP1 indicates that "Nationally designated wildlife sites should not be harmed by development unless it can be clearly demonstrated that the benefits of development clearly outweigh the impact on the site and wider SSSI site network. Developers should demonstrate that their proposals will not have a negative impact, including cumulative impacts, on nationally designated wildlife sites. Where the potential for harm is identified, effective mitigation measures will need to be put in place."
The Policy further considers "Where there is likely to be an impact on nationally protected or locally rare or scarce species, an assessment of the impact on these species should be submitted to accompany development proposals"
The Local Plan policy requirements in respect of Ecology are consistent with the objectives and requirements of the policy at the national level contained within paragraph 118 of the NPPF.
The application has been submitted with an Ecological Impact Assessment dated April 2015 produced by R M Walls. The report provides details of the results of survey work carried out on 21 Oct 2013 and 17 April 2015 and an assessment of the impact of the development on ecology and biodiversity. The survey results found no wildlife of conservation interest and there are no records of protected species on the site. The report summarises that "The development of the arable field will not significantly affect the biodiversity of the area because it has very low diversity and it lacks protected species. There are no records of protected species within the lime clump. It does have the Dorset notable grass, giant fescue, and potential for bird nests in the trees. It is a prominent feature, it will be retained in a parkland setting and no significant impact is expected. The hedges that are retained should not be affected by the development because the development approaches no closer than the existing plough line. Only the NE hedge is to be removed and replaced by a low hedge with a gap for the access road. No scarce or protected species have been found in the hedge, but birds' nests and slow-worms are potentially present and would be adversely affected by the removal. A gap will be created at the southern end of the NW hedge for connection to the by-pass."
Natural England have noted the findings of the ecological survey work carried out to date and the supporting Dorset Environmental Records Centre (DERC) and accepted that the site has a relatively low ecological value. Give the overall size of the site and existing vegetation however the proposals have potential for delivery biodiversity enhancements as required by the NPPF. As such, Natural England have advised that there is no ecological constraint to development of the site but any planning permission should be conditional on the applicant providing a Biodiversity Mitigation Plan (BMP) that has been approved by the Dorset County Council's Natural Environment Team (DCC NET) prior to commencement of development. A condition is suggested and therefore the proposal can be considered capable of delivering benefit to habitat and biodiversity in the locality.
Impact on Trees and Landscaping:
The site is enclosed by mature hedgerow and trees to all boundaries and includes a group of Lime trees within the field to the western end of the site. The existing trees and hedgerows contribute to the rural context of the site and visual amenity of the landscape. Their retention is important and they should be incorporated into future landscaping proposals at the reserved matters stage. The indicative proposals submitted indicate that the applicant does intend on retaining existing hedgerows and trees incorporating them into the proposals for public open space and the indicative landscape plan shows the intention to substantially reinforce the existing landscaping and trees on the site, particularly along the northern and eastern boundaries to the A354 and A350.
The proposals have been assessed by the Council's Tree and Landscape Officer and whilst the proposals are considered acceptable and the indicative plans seek to incorporate the important existing trees on the site it has been deemed expedient to apply a provision Tree Preservation Order to 4 individual trees and 1 group of 12 trees. This Tree Preservation Order was served on 17th February 2016 and is referenced 552-2016. The reason for applying the Tree Preservation Order is to ensure that the trees are duly protected during all phases of construction and that they continue to provide long-term benefits to the setting once the development has been completed.
The Tree and Landscape Officer raises no objection subject to landscaping conditions. Given that the application is in outline and landscaping is a reserved matter it is not necessary to impose such conditions at this stage. Detailed landscaping proposals, planting schedule and maintenance plans will be required with a reserved matters application.
A full Arboricultural Method Statement should however be made a condition of consent and should detail how the existing trees are to be protected, any remediation pruning, and details of service runs, roads or other issues which may impact upon the retained trees and hedgerows. It is important that consideration is given to the future growth potential of retained trees this is to ensure that they may continue to give long-term benefits to the locality and will not be subjected to pressures for their removal or over regular tree surgery operations due to their size, shading issues, leaf litter etc.
The Ecological Assessment Report indicates that both Japanese Knotweed and Himalayan Balsam which are invasive alien species have been noted in the vicinity of the site. Should these be evidenced within the development site itself, eradication should be addressed prior to development commencing. An informative note has been added to this effect. The proposed development can be delivered whilst protecting existing trees and through reserved matters stages a robust landscaping scheme will assist in reinforcing existing landscaping on the site and soften the visual impact of development on the locality and from wider AONB landscape views.
Flood Risk and Drainage:
The site is located in Flood Zone 1 and it is therefore at low risk of flooding. A Flood Risk Assessment has been carried out by the applicant as the development site exceeds 1 hectare in size. The FRA has been informed by a ground survey and Geotechnical report and confirms that flood risk from all sources has been reviewed and it concludes that the risk of fluvial flooding on the site is low and the risk of flooding to third party and public property from the development is low. It indicates that the underlying chalk strata offers good opportunity for draining by infiltration provided the risk of dissolution is considered and addressed. Two sustainable drainage strategies are proposed as potential solutions including how the risk of dissolution within the chalk can be managed.
The FRA also indicates that the risk of pollution from the site due to the sites historic use, the development type and due to the extensive use of infiltration for stormwater discharge is low. The FRA demonstrates that the proposed drainage strategies would ensure that surface water arising from the developed site would be managed in a sustainable manner to mimic the surface water flows arising from the site prior to the proposed development, while reducing the flood risk to the site itself and elsewhere.
Dorset County Council's (DCC) Flood Risk Management (FRM) team has been consulted during the application process as they are the relevant Lead Local Flood Authority (LLFA) in this matter. They have indicated that the southern verge of the A354 which adjoins the northern boundary of the site is a theoretical route for overland flow during severe rainfall events but conclude that the indicative flow route is not thought to adversely affect the site. They have assessed the submitted FRA and confirm it complies with the recommendations of the NPPF, adheres to the SUDS hierarchy and offers two acceptable drainage strategies. As such the DCC FRM have concluded that the site is not at risk of flooding and does not pose a risk to off site flooding subject to drainage conditions. The Council's Technical Officer has also considered the proposal and raised no objection subject to conditions dealing with drainage from the site. In view of the consultation responses on this issue there is considered to be no need to chase the Environment Agency for a response in respect of this application.
The Effect on Local Services
Concerns have been raised that the proposal, in combination with other planned growth in Blandford, would place additional demands on the health service and education. There were also comments that there is a requirement for more jobs however the Council has employment allocations within the town to meet this need. Several of the objections have stated concerns regarding the pressure additional development will place on local infrastructure.
Adopted Policy 14 of the New Plan relates to Social Infrastructure. It identifies future needs for education facilities including schools and health services including doctors' surgeries. The preamble text also reflects more recent discussions with Dorset County Council, as the education authority on education provision. The policy states that 'Evidence shows that there is a need for additional accommodation, both at primary and secondary school levels in all four of the District's main towns'.
Both healthcare facilities and school provision are included in the Infrastructure Delivery Plan (IDP) dated November 2014. The IDP sets out what infrastructure is needed to enable the development proposed in LP1 to be delivered, how much it will cost and who will deliver it. For the new 2FE Primary School in Blandford the project is categorized as 'Critical' with a total cost estimated at £7,600,000. The IDP identifies the lead delivery agency is DCC with main funding sources indicated as Basic Need Programme, Diocese and Developer Contributions. The IDP lists a new or improved / extended surgery in Blandford as a required project but the estimated cost of provision will not be known until proposals are worked up in more detail. The main funding source and lead delivery agencies are NHS England (Wessex) and Dorset Clinical Commissioning Group.
Health Provision
The two existing doctor's surgeries in Blandford are Eagle House Surgery and White Cliff Surgery both located off White Cliff Mill Street. The practice area of the town serves Blandford Forum and the rural hinterland surrounding it. The planned growth of 1,200 dwellings in Blandford will put additional pressure on the practices to deliver clinical services.
Whilst the development would place a demand on the medical services that are provided by the practices, there is potential to expand the existing surgeries, consider usage options of the existing layout or how services are delivered. Despite engagement with the existing surgeries through the local plan process no potential projects to expand the surgeries or proposals for new satellite surgeries have been presented. In the absence of a project to expand the surgery or to create a new surgery the planning process is unable to collect developer contributions towards meeting this need.
Both local and national press coverage on the critical status of the national GP shortage is clearly a significant issue. A recent article in the Forum Focus dated May 2015 clearly indicated that the surgeries are struggling with staff leaving, maternity leave and long term sickness contributing to the troubles of delivering health services. It continued to report that recruitment of new GPs and locums was increasingly difficult due to the national shortage of GPs. It appears from this article and others in the national press that it is not the physical capacity surgeries that is necessarily the constraint to service delivery but the availability of doctors to work from the surgeries. The planning process cannot resolve this issue but can only look to contribute to expansion projects when they have been proposed and fully costed.
It should be noted that the surgeries are required to accept new patients, they cannot be turned away and therefore the health needs of the future population will need to be accommodated within the existing surgeries. In relation to any future planned expansions of the practices in the town, or new surgery, the main funding source and lead delivery agencies are NHS England (Wessex) and Dorset Clinical Commissioning Group. It is not the sole responsibility of the applicant to provide for the additional patients that the development will generate. In the absence of a legitimate project to expand or open a new surgery it is regrettable that the developer cannot be reasonably required to provide a contribution in this instance.
Education Provision
It has been agreed that the development would result in additional children of school age living in the Blandford area placing demand on the existing school infrastructure. Dorset County Council's Education Authority have not commented in respect of this particular application but recently provided the following planning position statement on education facilities in Blandford Forum.
"The Blandford Pyramid is one that clearly emphasises the challenge of the Market Town in a majority rural pyramid. In addition the pyramid has an MOD camp.
The two town schools, Milldown (30/1FE) and Archbishop Wake (60/2FE), have been subject to both an absolute increase in numbers as well as a modest increase in the 4+ transfer rate into mainstream schools. In September 2015 DCC provided an additional 15 places at Milldown Primary, raising their PAN temporarily from 30 to 45. This is likely to be repeated for 2016 given the pressures that are coming through.
Dorset County Council is planning for an additional 1FE capacity in the town to address the new housing that is identified within The North Dorset District Local Plan. In addition the Office of National Statistics projections based on migration and birthrates indicate upwards of 150 4+ children needing school places in the town come 2022. This increase in population would also require a further 1FE of school provision.
Neither of the town schools could reasonably be expected to expand permanently to take an additional 1FE, without significant design challenges and location for the additional provision being unsuitable. Blandford St. Mary's Primary is also constrained on its current site.
DCC is looking for an additional site to accommodate the rise in numbers that is already being experienced as well as the future rises that are anticipated as a result of the continuing build out of existing allocations as well as the plans for further applications.
Though temporary additional places have been made available at Milldown Primary, DCC is looking for an additional school site. At this stage it is proposed that a 1FE primary school would be built though DCC would like to secure a site area sufficient for a 2FE primary school for future flexibility to respond to future pressures as detailed above.
Given the pressures within the town, to provide additional school places to the south would only add to traffic movements to access any provision in that area. The majority of the new housing that has come on stream in recent years and that is proposed both within and outside of the Local Plan, is focused to the North of the Town and this is where the pressure is being felt.
The 350 houses proposed would fill Blandford St. Mary's Primary school with its catchment children, and those children who access the school from the town will then require places back in their own catchment.
DCC is thus looking for a site in the northern part of the town to service a) the existing pressures, b) the push back from Blandford St. Mary and c) to accommodate any further housing developments. Without expanding existing schools, the only option is a 2FE site (approximately 2.1ha to be confirmed once a site is identified). The school may be built in two phases as and when the places are required.
Two sites have been proposed - the retail site south of Sunrise Business Park and the fields north of the bypass over the 'yellow bridge'. Both of these sites could be used for a 2FE school, with good links to the bulk of the new housing and population. If further developments are also proposed in the north and north east of the town, these sites are again well placed to provide the educational infrastructure required. DCC is committed to local provision that is as far as possible accessible by foot for the majority of residents that are to be accessing the school. No other site at this stage has been identified.
In terms of secondary provision and the current primary pressures, The Blandford School will be subject to a study to look at the extent of works that need to be undertaken to raise the school from its current PAN of 210 to ensure it has capacity for the additional primary children that are coming through."
Dorset County Council has developed a mechanism for identifying the education contributions required from development. Across Primary and Secondary phases DCC have identified for North Dorset a housing unit cost of £6,097 for each unit with 2 or more bedrooms. 1 bedroom units are exempt from this requirement on the assumption they would not be likely to accommodate children of a school age. This mechanism was scrutinised and adopted by Dorset County Council Cabinet on the 4th December 2013. Dorset County Council will therefore look for a contribution of £6,097 per unit with two or more bedrooms from the current application and the applicant has agreed to this level of contribution.
Whilst the planning system can facilitate the engagement of the health and education providers in development area growth proposals, both of those agencies have an ultimate responsibility to make provision for such facilities through their own business planning. Neither body has raised an objection to the proposed development. On the basis of the above consideration, there is no reason to suggest that the health and education facilities within the town would not be able to meet the requirements placed upon these services through the development of land for housing at St Marys Hill.
Having regard to the above, officers consider there to be no grounds that could substantiate a reasonable and defendable refusal of this application in relation to the future health and education requirements within the town subject to a mitigation contribution in respect of education provision in the town.
Affordable Housing:
Local Plan Policy 8 indicates that development that delivers eleven or more net additional dwellings will contribute to the provision of affordable housing. The Policy identifies that such development within the settlement boundaries or urban extensions of Blandford shall contribute a 30% proportion of the total number of dwellings as affordable. The policy finally requires the tenure mix of affordable housing to be 70% affordable rent and 30% intermediate housing. As the application is in outline the exact number of affordable units and their locations is not yet know but the applicant has agreed to the policy compliant level of provision towards affordable housing and this will be secured via a Section 106 agreement.
Contributions towards Infrastructure via S106:
It is necessary to assess the planning obligation requirements against the requirements of paragraph 204 of the National Planning Policy Framework and the statutory tests set out in Regulation 122 of the Community Infrastructure Levy Regulations 2010. Any contribution that is required must be reasonable and necessary and all of the contributions below are agreed between the developer and the LPA.
Open Space / Recreation
The applicants proposal includes the provision of a Neighbourhood Equipped Area for Play (NEAP) and a Multi Use Games Area (MUGA) which is considered an appropriate provisions for a development of this size, particularly given that the current equipped play area in Blandford St Mary is across the A354. The play areas will be delivered within a dedicated area of public open space the detail of which will be secured during the reserved matters application stage. Such provision of public open space and children's play space on the site of this size and which is likely to be used by future residents of the development is considered both reasonable and necessary to make the scheme acceptable.
The Parish Council have indicated previously that they would not be interested in taking ownership of the open space, NEAP and MUGA and the S106 agreement will therefore ensure there is a requirement for the developer to transfer these area into a private management company which will be funded by the future residents of the development. This is considered an acceptable arrangement and one that is becoming more typical given the financial constraints local Council's are under in taking ownership of such assets due to the ongoing maintenance costs. As the land will be transferred to a private management company a maintenance contributions is not necessary in this instance.
Education
The exact education contribution cannot be determined at this outline stage as the precise number of units with 2 or more bedrooms is not yet known. The applicant has however agreed to make the required contribution of £6,097 per unit with 2 or more bedrooms. It is acknowledged that Blandford Forum requires a new primary school and enhancements to the secondary provision and the County Council are looking to deliver this at the northern extent of Blandford to enable the existing primary schools to service their own catchments without having to accommodate additional demand from other areas of the town. This contribution is considered to meet the tests and is necessary to make the development acceptable. Community Hall
A local plan objective contained within Policy 16 is the provision of a neighbourhood hall to serve new development in Blandford St Mary. The previously agreed hall location at the Hall and Woodhouse brewery site is no longer viable and a temporary solution is being secured in the latest application on that site. This will not however serve the longer term needs of the community of Blandford St Mary as it continues to grow over this plan period. It is therefore necessary and reasonable to continue to look for a permanent site for this facility and collect towards the delivery of this facility in the parish. The application site itself is large enough to accommodate a facility of this nature and in the absence of other available land it is appropriate to secure a parcel of land on this site to deliver this facility. The applicant has agreed to transfer a parcel of land measuring 0.053ha for the purpose of providing a community hall.
In the past contributions have been collected at a rate of £1000 per unit following calculations to deliver a facility of this type. This contribution continues to be appropriate and applying this level of contribution to the development a sum of £350,000 would be required. However, as the development is providing the land to deliver this facility a reduced contribution level of £250,000 has been agreed with the applicant to acknowledge the dedication of land within the scheme to deliver the community hall. The increase in size of the parish through residential development in the next plan period and the lack of existing facility provides sufficient justification that this obligation is both reasonable and necessary to make the development acceptable. The facility will meet the needs of the future occupants of the development.
Affordable Housing
As stated above, the applicant has agreed to provide 30% of the units on site towards affordable housing at a tenure split of 70% affordable rent and 30% intermediate housing. This is a policy compliant contribution and is considered reasonable and necessary to make the development acceptable.
Highway Improvements and public access
As part of the highway works proposed the provision of a zebra crossing on Bournemouth Road requires a contribution of £40,000. To improve accessibility to and from the site a pedestrian footpath link will be provided off site from the northern side of the A354 through Rosefields to provide a quicker link to the primary school in Blandford St Mary. Finally a trailway link enhancement of £90,000 is to be secured for widening of the footpath along the A350 and improving the surfacing along wards drove. These public benefits are all necessary as a result of the increase in vehicular and pedestrian movements generated by the development and are therefore reasonable and meet the tests of the CIL regulations.
Allotments
The final provision within the S106 agreement is the dedication of a parcel of land accessed from Dorchester Hill for the provision of allotments. The parcel of land measures 0.53ha and will be transferred to Blandford St Mary Parish Council.
Other Issues
Public Art
Local Plan Policy 13: Grey Infrastructure pays regard to public realm in new development. It states that "For all large-scale development proposals, and proposals on prominent sites, the Council will seek the incorporation of public art and will encourage liaison with local artists." The current proposal is considered large scale development and will have significant opportunity to provide public art in the areas of public open space that will be incorporated in the layout at reserved matters. As such, it is considered appropriate to impose a condition that requires the provision of public art within the scheme when the reserved matters application is submitted.
Agricultural Land Grade 3
The site is located on grade three agricultural land. The National Planning Policy Statement at paragraph 112 states that where significant development of agricultural land is demonstrated to be necessary, local planning authorities should seek to use areas of poorer quality land in preference to that of higher quality. There are no brownfield sites within the Blandford area that could meet the housing requirements over the plan period. The site has also been selected due to it being situated in a more sensitive landscape location compared with other alternative options. Furthermore, the social and economic benefits of providing additional homes are considered to outweigh the economic benefits of losing the agricultural land.
Conclusion:
The Planning Balance:
The government is seeking to boost significantly the supply of housing, including affordable housing. This development proposal would meet this aim and help to ensure that the district council meets the identified need for housing within the area. This site is an identified area for growth and therefore the delivery of 350 dwellings would comply with the strategic location identified in the development plan. The benefits of the scheme in boosting housing supply should be given significant weight in the overall balancing exercise in terms of the economic and social roles that comprise sustainable development.
The vehicular and pedestrian access has been considered in detail and deemed to be acceptable. The proposal is compliant with the requirements of the NPPF as it would not result in severe highway impacts. The NPPF states that development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe. The highway implications of the proposals have been fully assessed and found to be acceptable by the Highway Authority.
The proposal includes a range of infrastructure benefits including the transfer of land for the purposes of allotments and a community hall, the dedication of land for future trailway connection as well as a range of financial contributions towards education, recreation, community hall provision and highway enhancements. Benefits to habitat and biodiversity can also be secured through the requirement of a Biodiversity Mitigation Plan.
The impact of the proposed development on heritage assets, the AONB landscape, neighbouring residents, future occupants, flooding and ecology have all been considered. Moderate visual impacts on the AONB landscape have been identified. The impact can be minimised through mitigation in the form of design solutions and landscaping at the reserved matters stage.
The development would provide housing to meet an acknowledged local need, including affordable housing and contributing towards the districts supply. In addition, the development would provide investment and jobs during the construction process to benefit the local and national economy. Weighed in the balance, officers consider that these are substantial advantages alongside the package of S106 obligations that significantly outweigh the harm that has been identified to the AONB landscape.
Overall, it is the opinion of your officers, having regard to the details set out in this report, that the proposal represents a sustainable form of development, does not give rise to any policy conflict that would indicate that planning permission should not be granted subject to conditions and S106 agreement securing adequate mitigation and the benefits are considered to clearly outweigh the harm. Recommendation
Subject to the applicant entering into a Section 106 agreement within 3 months from the date of the committee resolution relating to the provision of:
Provision of 30% Affordable Housing at a tenure split of 70% Affordable Rent and 30% Intermediate Housing. £6,097 Education contribution per unit with 2 or more bedrooms. £100,000 Recreation Contribution towards delivery of a Neighbourhood Equipped Area for Play (NEAP) and Multi Use Games Area (MUGA) on site. £40,000 contribution towards delivery of a zebra road crossing in Bournemouth Road. £250,000 Community Hall Project Contribution. Transfer of 0.053ha of land within the development site to Blandford St Mary for the purposes of erecting a single storey community hall. The transfer of 0.53ha of land at Dorchester Hill to Blandford St Mary Parish Council for use as allotments. £90,000 Trailway link enhancement contribution and land dedication on site for future trailway link. £22,500 contribution towards a Pedestrian Footpath Link to Rosefields. Implementation in Accordance with the Travel Plan.
Then APPROVE subject to the following conditions:
Recommendation: APPROVE
Conditions:
1. The development to which this permission relates must be begun not later than whichever is the later of the following dates:- (i) the expiration of three years from the date of grant of outline planning permission, or (ii) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. Reason: This condition is required to be imposed by Section 92 of the Town and Country Planning Act 1990 (as amended).
2. Application for approval of any reserved matter must be made not later than the expiration of three years beginning with the date of this permission. Reason: This condition is required to be imposed by Section 92 of the Town and Country Planning Act 1990 (as amended).
3. Approval of the reserved matters (that is any matters in respect of which details have not been given in the application and which concern the layout, scale or appearance of the building(s) to which this permission and the application relates or the landscaping of the site) shall be obtained from the Local Planning Authority in writing before any development is commenced, and such development shall be carried out as approved. Reason: This condition is required to be imposed by Section 92 of the Town and Country Planning Act 1990 (as amended).
4. The development hereby permitted shall be carried out in accordance with the following approved plans - 12169.55, 12169.57, 12169.58, 12169.59, 12169.60, 12169.61 and 12169.62. Reason: For the avoidance of doubt and to clarify the permission.
5. No development shall take place until a detailed surface water management scheme for the site, based upon the hydrological and hydrogeological context of the development, has been submitted to, and approved in writing by the local planning authority. The approved surface water management scheme shall be implemented in accordance with the submitted details before the development is occupied and shall be maintained and retained thereafter. Reason: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity.
6. No development shall be commenced until a strategy for the disposal of foul waterdrainage has been submitted to and approved in writing by the Local Planning Authority in consultation with Wessex Water acting as the sewerage undertaker.
a drainage scheme shall include appropriate arrangements for the agreed points of connection and the capacity improvements required to serve the proposed development phasing the drainage scheme shall be completed in accordance with the approved details and to a timetable agreed with the local planning authority.
Thereafter, no part of the development shall be occupied or brought into use until the approved scheme has been fully implemented. Reason: To ensure that proper provision is made for sewerage of the site and that the development does not increase the risk of sewer flooding to downstream property.
7. No development shall take place until the details of the maintenance and management of the surface water sustainable drainage scheme have been submitted to and approved in writing by the local planning authority. This should include a plan for the lifetime of the development, the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the surface water drainage scheme throughout its lifetime. The scheme shall be implemented prior to first occupation and thereafter managed and maintained in accordance with the approved details. Reason: To ensure future maintenance of the surface water drainage system, and to prevent the increased risk of flooding.
8. Before any works commence on site a detailed Arboricultural Method Statement shall be produced, submitted to and approved in writing by the Local Planning Authority. The statement will include details of how the existing trees are to be protected and managed before, during and after development and shall include information on traffic flows, phased works and construction practices near trees. The development shall thereafter accord with the approved Statement. Reason: To ensure thorough consideration of the impacts of development on the existing trees.
9. Before any works commence on site, a scheme indicating the positions, design, materials and type of boundary treatment shall be submitted to the Local Planning Authority. The details shall include a retaining wall along the entire northern boundary to ensure the integrity of the existing shared access is retained and sufficient private amenity space is created for the future occupants of the development. Any such scheme shall require approval to be obtained in writing from the Local Planning Authority. The approved scheme shall be implemented and completed in accordance with the approved details. Reason: In the interests of the amenities of the area.
10. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order) (with or without modification) no garages, sheds or other outbuildings permitted by Class E of Schedule 2 Part 1 of the 2015 Order shall be erected or enlarged, nor shall any means of enclosure be constructed within the land shown edged red on drawing 12169.62. Reason: To safeguard the appearance and amenity of this area in accordance with Policies 4, 24 and 25 of the North Dorset Local Plan Part 1 (LP1) 2016-2031 and the NPPF.
11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting that Order)(with or without modification) no enlargement, improvement or other alteration permitted by Class A, B, C or D of Schedule 2 Part 1 of the 2015 Order shall be erected or constructed, other than those expressly authorised by this permission. Reason: To safeguard the appearance and amenity of this area in accordance with Policies 4 and 24 and 25 of the North Dorset Local Plan Part 1 (LP1) 2016-2031 and the NPPF.
12. No development shall commence until details of the access, geometric highway layout, turning and parking areas have been submitted to and agreed in writing by the Local Planning Authority. Reason: In the interests of highway safety. 13. The following works shall have been constructed to a specification approved by the Local Planning Authority prior to first occupation:
The provision of the priority junctions onto the A354 and A350 and associated carriageway modifications, as shown on Drg No 12169.57. A crossing will be provided on the A354, as shown on Drg No AIS61/01/01 Rev 01 (or similar scheme to be agreed with the County Highway Authority). Minor improvements (traffic signing and lighting) will be provided to pedestrian routes from the development to the town centre. A bus layby and shelter is to be provided (northbound) on the A350. An uncontrolled crossing of the A350 to the existing southeast-bound bus stop.
Reason: These specified works are seen as a pre-requisite for allowing the development to proceed.
14. Prior to first occupation a scheme showing precise details of the proposed cycle parking facilities shall be submitted to the Local Planning Authority. Any such scheme shall require approval to be obtained in writing from the Local Planning Authority. The approved scheme shall be constructed before the development is occupied and, thereafter, shall be maintained, kept free from obstruction and available for the purpose specified. Reason: In the interests of road safety.
15. The development hereby permitted shall not commence until a Construction Traffic Management Plan and programme of works has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include construction vehicle details (number, size, type and frequency of movement), vehicular routes, delivery hours and contractors' arrangements (compound, storage, parking, turning, surfacing, drainage and wheel wash facilities). The plan shall also include:
Inspection of the highways serving the site jointly between the developer (or his contractor) and Dorset Highways prior to work commencing and at regular, agreed intervals during the construction phase so that any damage to the edges of the carriageway and verges can be identified and suitable remedial works, to be paid for by the developer, agreed. A scheme of signing of the heavy vehicle route to the site agreed with advice/warning signs at appropriate points.
The development shall be carried out strictly in accordance with the approved Construction Traffic Management Plan. Reason: In the interests of road safety.
16. No development hereby approved shall be implemented until a detailed Biodiversity Mitigation Plan with accompanying Certificate of approval from Dorset County Council's Natural Environment Team has been submitted to the Local Planning Authority. The Biodiversity mitigation measures set out in the approved Biodiversity Mitigation Plan shall be implemented in full in accordance with the timetable set out in the report, or in the absence of a specific timetable, prior to the development hereby approved being first brought into use and the site shall thereafter be maintained in accordance with the approved mitigation proposals. Reason: To ensure adequate habitat is provided and subsequently protected to ensure adequate protection for important habitats and species is secured. 17. Notwithstanding the details shown on the approved plans, the reserved matters application will incorporate opportunities within the scheme for the provision of public art. Reason: In the interest of creating an attractive public realm in accordance with Policy 13 of the North Dorset Local Plan Part 1 (LP1) 2016-2031.
18. The noise mitigation proposals in respect of glazing and ventilation to the approved dwellings set out in the approved noise assessment dated 24th November 2015 prepared by Hayes McKenzie Partnership Ltd shall be implemented in full before the development hereby approved is first brought into use and shall be maintained in the approved condition permanently thereafter. Reason: To ensure adequate living conditions for the future occupants of the development.
19. Prior to occupation of the development hereby approved a lighting and signage strategy as indicated in the Transport Assessment shall be submitted to and approved in writing by the Local Planning Authority. The approved lighting and signage strategy shall be implemented prior to first occupation and maintained and retained thereafter. Reason: In the interest of road safety.
Human Rights:
This Recommendation is based on adopted Development Plan policies, the application of which does not prejudice the Human Rights of the applicant or any third party.
DECISION: LOCATION PLAN 2/2015/1935/OUT
DO NOT SCALE Reproduced from the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. North Dorset District Council LA Licence Number LA078778