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Land Off Warwick Road, North of Hanwell Fields, Banbury 12/01789

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Land Off Warwick Road, North of Hanwell Fields, Banbury 12/01789 Land off Warwick Road, North of 12/01789/OUT Hanwell Fields, Banbury Ward: Banbury Hardwick and District Councillors: Councillor Donaldson, Wroxton Councillor Ilott, Councillor Turner and Councillor Webb Case Officer: Jane Dunkin/Tracey Recommendation: Approval Morrissey Applicant: Persimmon Homes Ltd Application Description: Outline application for up to 350 dwellings, together with new vehicular access from Warwick Road an associated open space Committee Referral: Major Application (exceeds 10 dwellings and 1ha) and Departure from Policy 1. Site Description and Proposed Development 1.1 The application was deferred from last month’s meeting to allow for the current focussed consultation exercise to be completed which allowed for representations to be received by 23 rd May 2013 (consultation expiry date). The consultation period has now closed and the representations that have been received will be reported to the Executive in due course. Although these comments are presently unresolved, for the purposes of considering this current application, the Council has a continuing obligation to determine planning applications as and when submitted, on the basis of existing policy and other material considerations. Therefore it cannot, in effect, create a hiatus in determining planning applications pending the examination of its emerging local plan. 1.2 The application relates to a site that has been identified for residential development in the Proposed Submission Local Plan Incorporating Proposed Changes (March 2013) (PSLPIPC). The site as a whole covers an area of some 20.2ha and forms the greater part of the approx 26ha allocated site to the north of Dukes Meadow Drive and to the east of Warwick Road. This proposal relates to a significant proportion of the site which Persimmon Homes has an option on consisting of two agricultural fields on the northern side of the site, and a small segment running from Warwick Road to the first roundabout along Dukes Meadow Drive. The second ownership relates to three segments of land immediately adjacent to Dukes Meadow Drive and the third ownership relates to a dwelling known as Broken Furrow which includes a large paddock to the south of the two agricultural fields. 1.3 The application site gently undulates across the two agricultural fields from the Warwick Road to lower points in the south west and north east corners and to higher points to the north between the two fields and to the south east. A significant tree boundary runs along the whole of the north of the application area and to the south of the eastern most field. Trees and hedges also run along the remainder of the field boundaries. The small segment to the south of the Broken Furrow Site is currently occupied by a dwelling which is no longer occupied and its associated curtilage. 1.4 There are two public footpaths that run across the site, one across the western side of the western field from the Warwick Road towards Hanwell and one which runs along the northern boundary of the eastern field for a short distance before turning towards Hanwell. The site lies within a locally designated area of High Landscape Value (as set out in the Development Plan), there is a tree preservation order on the site relating to the dwelling that is now empty (TPO2/99), records of bats and badgers on the site and there are also notable habitats including lowland mixed deciduous woodland and a broadleaved woodland plantation. Other site constraints include naturally occurring contaminants, a minor aquifer and known records of minerals. 1.5 The site’s surroundings consist of the Hanwell Fields development to the south, amenity space, which is not public, to the east (and which falls within the site allocation), agricultural fields to the north which separate the site from Hanwell and agricultural fields to the west, west of Warwick Road. 1.6 The application has been submitted in outline for the construction of up to 350 dwellings, together with a new access from Warwick Road, and associated open space. All matters other than access are reserved, however the submission includes indicative layouts and design principles for the proposed development. 1.7 The application is supported by a Environmental Impact Assessment covering Socio- Economics, Ecology and Nature Conservation, Landscape and Visual, Air Quality, Noise and Vibration, Hydrology, Flood Risk and Drainage, Ground Conditions, Cultural Heritage and Archaeology and Agricultural Circumstances, a Transport Statement, a Design and Access Statement, a Planning Statement and a Statement of Community Consultation. A further addendum to the ES was submitted on 7th March 2013. 2. Application Publicity 2.1 The application has been advertised by way of neighbour letters, site notices and a press notice. The final date for comment was 2nd May 2013. To date 75 letters of representation have been received, including a letter from the Hanwell Fields Development Action Group which includes 97 members) all of which object to the proposed development. They raise the following summarised issues (see file for full content of each): Material planning comments: Height of buildings in an elevated position Object to provision of sports and play areas for children (enough nearby) Breaches northern boundary (contradicts residents’ expectations) Lack of infrastructure Traffic congestion already at capacity – gridlock waiting to happen Education needs have not been correctly assessed Detrimental to well being of Hanwell Fields and Hanwell Village residents Overbearing, condensed and claustrophobic houses Demand for housing grossly over judged by CDC Other areas of Banbury have been granted permission for housing, but not implemented Spoil perfectly good environmental landscape replaced with urban sprawl Nothing changed since previous applications Site is unsustainable – will encourage car use Far better sites to develop elsewhere (have been removed from the plan) along with brownfield sites – empty business parks for instance Dukes Meadow Drive still un-adopted – no confidence in CDC Increased HGV activity – causes damage to roads and verges This side of Banbury does not have the road network to support an additional 350 houses Destroying our countryside Contrary to 1997 Design Brief for Hanwell Fields Premature whilst Proposed submission of the Local Plan is being finalised Breach defensible urban boundary and create an unsatisfactory urban form Must not be developed in a piecemeal way Erode strategic gap of open countryside Harmful to quality of landscape Loss of best farmland Unacceptable to create a large cul-de-sac from a single access point off Warwick Road Remote from community facilities Hanwell Community Observatory vulnerable to any increase in light pollution Not proven that this site is more sustainable than others No medical services in the area Risk of flooding increased Loss of open space for residents and wildlife Intrusion into Ironstone Downs AHLV Loss of outdoor amenity space Concerns re water supply and sewerage services Will increase noise and light pollution Access routes are poor Urban sprawl ruining its 'Historic Market Town' reputation CDC should support principle of northern boundary as they are to the south with Salt Way development Fails to take account of neighbour landowners’ extant consent 07/02052/F for resiting of access to the agricultural holding Proposed foot/cycleway access and emergency access arrangements has not taken account of neighbouring landowner’ driveway The masterplan assumes that access across the wider area of land owned by adjacent landowner would need to be provided solely from estate roads connecting to the wider masterplan area, which is not necessarily the case, and are prejudicial to the full and proper masterplanning of the wider area including the neighbouring landowners land. Concerned that the development proposals do not satisfactorily provide for the screening of the adjacent landowners land. The revisions to the layout are not significant On the evidence so far presented, still not persuaded that the new strategic housing allocations should all be directed to the north of Banbury, rather than to the Salt Way/Wykham Lane area. The published analysis of sites shows that the issue is far from clear-cut. As Cherwell is now at the final stage of the Local Plan, with additional re-consultation taking place on the Banbury housing sites, none of the competing sites should be considered for approval before the Plan has been through its Examination in public - hopefully later this year - where all the issues can be debated properly and thoroughly in public. Persimmon have ignored views Cherwell is ignoring our concerns Residents of Hanwell Fields have a right to the open countryside Drawn to the estate for its openness and relaxed life We will no longer be edge of town Negative affect on house prices and saleability CDC should have our concerns in mind and represent us Council has assisted developer more than residents Will ruin popularity of the area Loss of views of the countryside Timing of application over Christmas and new year Was informed that there would be no building on the northern boundary of Dukes Meadow Drive Noise, dust and disruption from construction Structural damage to property Chose to live in countryside not Town Council not as proactive as publicising the application as last time. 3. Consultations 3.1 Hanwell Parish Council: The Parish’s main objections and comments are as follows: Initially it was not possible to engage with all village residents and there was significant confusion regarding this new application and the current Local Plan process. We suspect only a handful will actually comment which is not a true reflection of the concerns expressed by villagers in relation to the Local Plan housing site allocations north of Banbury in October 2012. You will recall that over 100 people agreed to support the Parish’s submissions. The revisions to the layout are not significant and do not alter the position of Hanwell Parish Council.
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