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Land North of Penkridge Stafford Road Penkridge South Staffordshire Andrew Johnson: Chief Planning Officer - Planning Committee 17/07/2018 17/01022/OUT Bloor Homes Ltd PENKRIDGE Councillor J Chapman Land North Of Penkridge Stafford Road Penkridge South Staffordshire Development of up to 200 dwellings (Use Class C3) together with an access roundabout on Stafford Road, public open space, landscaping and associated infrastructure. 1. SITE DESCRIPTION AND PLANNING HISTORY 1.1 Site Description 1.1.1 This application site is located off Stafford Road/A449, Penkridge. The site measures approximately 9.78ha and is a grassed field sub divided by hedgerows. It is situated towards the north western end of Penkridge, north of a residential estate and south of an open field/hedgerow boundaries. 1.1.2 The field is an irregular shape and is bound along the Stafford Road/A449 by a mixture of hedges, trees and an access gate. Through the southern part of the site runs an existing public footpath (Penkridge 31) that connects to the A449. The site is generally level and its surrounding landscape is broadly undulating in nature. 1.1.3 To the west is located the railway line and to the east the A449 and open fields. The application site is separated from the majority of these dwellings by buffer planting; however the most southern part of the site is separated by a larger gap due to land ownership. 1.1.4 The residential properties are accessed via Goods Station Lane, Nursery Drive, Cooke Close and Grocott Close. 1.2 No Planning History 1.3 Pre-applications have taken place 2. APPLICATION DETAILS 2.1 Proposal 2.1.1 Outline planning permission is sought for the development of an open countryside site for residential development for up to 200 dwellings (Use Class C3) together with an access roundabout on Stafford Road, public open space, landscaping and associated infrastructure. Andrew Johnson: Chief Planning Officer - Planning Committee 17/07/2018 2.1.2. Permission is not sought for matters of appearance, landscaping, layout or scale as part of this application. This application includes an indicative site plan, with approval sought for the access (Sketch Masterplan DE.236_SK01 Rev C). 2.1.3 Whilst indicative the layout envisages the following market housing mix and affordable housing mix: Market housing mix: 35% 2 beds 40% 3 beds 25% 4 beds 10% of the total market housing is to be provided as bungalows. Affordable housing mix: Social Rent: 22.5% 1 bed apartments 10% 2 bed bungalows 37.5% 2 bed houses 25% 3 bed houses 5% 4 bed houses Intermediate Housing (i.e. shared ownership): 5% 2 bed bungalows 55% 2 bed houses 40% 3 bed houses 2.4 These housing mixes can be secured through planning condition, whilst affordable housing provision can be secured through Section 106. The agent and our legal officer have agreed to this approach. 2.2 Agents submission: Arboricultural Assessment Archaeological Assessment Design and Access Statement Ecological Assessment - Confidential Flood Risk Assessment - Updated 16 April 2018 Hedgerow Mitigation Plan Landscape and Visual Appraisal Noise and Vibration Assessment Outline Planning Application Cover Letter Owner Notice Planning Statement Residential Travel Plan Andrew Johnson: Chief Planning Officer - Planning Committee 17/07/2018 Socio Economic Impact Report Soils and Agricultural Quality Report Statement of Community Involvement Tenant Notice Transport Assessment 3. POLICY CONTEXT The application site is within the Open Countryside and on the edge of the Main Service Village of Penkridge. The local and national planning policies relevant to the determination of this application are as follows: Core Strategy Development Plan Document, December 2012: National Policy 1 - The Presumption in Favour of Sustainable Development Core Policy 1 - The Spatial Strategy for South Staffordshire Core Policy 2 - Protecting and Enhancing the Natural and Historic Environment Core Policy 3 - Sustainable Development and Climate Change Core Policy 5 - Infrastructure Delivery Core Policy 6 - Housing Delivery OC1 - Development in the Open Countryside Beyond the West Midlands Green Belt EQ1 - Protecting, Enhancing and Expanding Natural Assets EQ2 - Cannock Chase Special Area of Conservation EQ3 - Conservation, Preservation and Protection of Heritage Assets EQ4 - Protecting and Enhancing the Character and Appearance of the Landscape EQ5 - Sustainable Resources and Energy Efficiency EQ7 - Water Quality EQ8 - Waste EQ9 - Protecting Residential Amenity EQ11 - Wider Design Considerations EQ12 - Landscaping EQ13 - Development Contributions H1 - Achieving a Balanced Housing Market H2 - Provision of Affordable Housing H4 - Delivering Affordable Housing EV11 - Sustainable Travel EV12 - Parking Provision Housing Market Assessment (2017) Longer Term Balancing Market Housing Report The Council has received a sound Inspector's Report in respect of the emerging Site Allocations Document (SAD). The SAD is a tier 2 plan and seeks to deliver the adopted Core Strategy (the tier 1 plan). Taken together, the 2 documents will comprise the development plan for South Staffordshire. It is anticipated that Council will be invited to adopt the SAD in Summer 2018. Andrew Johnson: Chief Planning Officer - Planning Committee 17/07/2018 South Staffordshire Design Guide Supplementary Planning Document (SPD) and the Sustainable Development SPD adopted by Council on 26 June 2018. National Planning Policy Framework (NPPF), March 2012 Planning law requires that applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise (NPPF Paragraph 196). The NPPF is a material consideration in planning decisions (NPPF Paragraph 196) and sets out the national overarching aims for planning with a presumption in favour of sustainable development. Development that is sustainable should be favoured, without delay, and should be seen as a golden thread running through both plan- making and decision-taking. Para 6-10: Achieving Sustainable Development Para 11-16: The Presumption in Favour of Sustainable Development Para 17: Core planning principles Para 47-55: Delivering a Wide Choice of High Quality Homes Para 79-92: Protecting Green Belt Land Para 109-125: Conserving and Enhancing the Natural Environment Para 126 - 128 Conserving and enhancing the historic environment Para 186-187: Decision-taking National Planning Practice Guidance (NPPG), 2013 4. CONSULTATION RESPONSES No Councillor comments (expired 11.12.2017) Penkridge Parish Council Further to the above Planning Application placed before Council of their meeting of 14th December, Council write to object to the application on the grounds of: 1. Penkridge has already met its development targets up until 2028 and the proposed new site is not designated within the South Staffordshire core strategy. 2. lnfrastructure Amenities, especially the Medical Centre, are already overstretched with residents regularly experiencing difficulty obtaining appointments. The impact of the Lyne Hill development will further dilute services. 3. Design & Density The proposed development is a very ill-considered site it is not adding on to an existing housing estate or revamping an old industrial site, but on natural green/country side fields. There is not an existing settlement there already. The application is for a large housing estate with small open spaces and a small play Andrew Johnson: Chief Planning Officer - Planning Committee 17/07/2018 area. This green site at present has a Public Right of Way though and is used by many villagers for recreational and dog walking throughout the year. 4. Traffic The traffic noise and pollution again of all times of the day and night with an extra 200 families would have a detrimental effect on the surrounding properties. On the basis of on average of 3 cars per property would result in an additional 600 cars entering the Stafford Road each morning. The Stafford Road/A449 is already a heavily congested busy road and is often used as a bypass when there are issues on the motorway. This site would cause further traffic problems and create a safety hazard for other motorists regardless of the implementation of a traffic island. The proposed traffic island would cause more noise from traffic as lorries releasing air brakes and cars accelerating from off the roundabout. 5. Wildlife and Environment The proposed development would have a detrimental effect on the wildlife and environment with some of the wildlife being a protected species. The trees and hedges surrounding currently in the fields act as natural sound boundaries to the railway and main road, but they also more importantly give a natural habitat to the wildlife. Protection of the countryside and wildlife must be paramount. The loss of natural open country side would have a detrimental effect. Councillors asked that a letter be sent to SSC Planning supporting the residents' comments. Local Plans Development Plan Policies The site lies within an area of Open Countryside adjacent to the northern edge of the Penkridge development boundary, in an area covered by Policy OC1 of the Core Strategy. Policy OC1 indicates that the Open Countryside will be protected for its own sake, particularly for its landscapes, areas of ecological, historic, archaeological, agricultural and recreational value. It also identifies a list of appropriate types of development which will normally be approved within the Open Countryside, which this proposal would not fall within. Therefore, the proposed development would conflict with this policy within the Core Strategy,
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