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Basingstoke and Deane Borough Council BASINGSTOKE AND DEANE BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE 13/06/2018 UPDATE Item Ref No Address Ward Councillor Recommendation No 1 17/01722/FUL The Island Site, Cllr Dan Putty Approve subject to Beggarwood Lane, Cllr Terri Reid Legal Agreement Basingstoke Cllr Rebecca Bean Hatch Warren And Beggarwood Agenda Page: 65- 115 Officer Presenting: Katherine Fitzherbert-Green Parish/Town Council: Objectors: Heather Rainbow (Cycle Basingstoke), Stafford Napier (South West Action Group for Basingstoke) In Support: Jonathan Kiddle, Paul Hill,Mark James, Anusha Singh, Cheten Chauhan, Robert Steele Ward Councillor: Councillor Reid, Councillor R Golding, Councillor Bean, Councillor McCormick Viewing Panel Members viewed the site on the 8th June 2018. Members were met on site by the agent, architect and members of the Parish Council. The location of the proposed accesses were noted and the location of nearby bus stops were noted. Members viewed the site in the context of onsite parking, amenity areas, noise in relation to the proposed public house and the A30, the scale of development and public transport links, as described in the main report. Members also raised a number of additional queries as set out below. Officer Comment Members at the Viewing Panel additionally raised a number of queries which are responded to in turn: New pedestrian crossing - the need for a shared use signalised crossing on the junction of the A30 has been agreed between the developer and Hampshire County Council as the Highway Authority to provide access in particular to the public house from Winchester Road. The crossing is also intended to benefit the wider area in terms of providing enhanced facilities for sustainable modes trips accessing the site. Final details are to be secured through a S278 Agreement with Hampshire County Council as 1 of 28 the Highway Authority. Operation of bus stops on Beggarwood Lane - the nearest bus stops on Beggarwood Lane are positioned to the north of the site on the eastern arm of Beggarwood Lane and to the south east opposite the entrance to Shortwood Copse Lane. Both bus stops are on the opposite side of the carriageway to the development site and sit outside of the red edge. The development does not impact upon the operation of these bus stops and no objection has been raised by the Highway Authority. Legibility - Due to the differing scales and external appearances of the proposed buildings, it is envisaged that the different uses will be largely visible from entering the site. Through an additional informative the applicant can be encouraged to provide internal signage to direct users and this includes that, should express consent be required for any directional signage, then this will need to be subject to an application under the Town and Country Planning (Control of Advertisement) Regulations 1992. Impact of noise and disturbance from the public house upon the Specialist Care Home - the application was supported by a Noise Assessment which sets out that, to achieve a satisfactory environment for the Specialist Care Home due to its relationship with the public house, an acoustic fence of 2m in height will be required to extend along the northern boundary of the curtilage to the Specialist Care Home parallel to the car park of the public house. Details of this external appearance of this fence are secured for further approval within condition 24 with further conditions to be imposed to secure opening hours for the public house (condition 16), measures to control amplified music noise (condition 17), noise levels emitted from plant (condition 27), the timing of deliveries (condition 32). These conditions would sit alongside conditions (conditions 19-21) to secure protection from road traffic noise. Space for service/delivery vehicles - whilst the development provides a service/delivery yard for the public house and a smaller yard for the care home, the remainder of the proposed uses do not benefit from such facilities. Service/delivery vehicles would therefore be utilising the car parks for delivery and servicing parking and associated activities with swept paths illustrating that this would impact upon the accessibility of car park spaces and in some instances (e.g. for the public house) require the cordoning off of parking spaces in order to manoeuvre. There are also instances whereby service vehicles will need to utilise areas of adjoining uses (i.e. refuse collection for the dental surgery requires uses the access road for the Specialist Care Home). The recommendation has therefore been accompanied by a condition (condition 31) requiring the prior approval of phase specific Parking and Servicing Management Plans to agree matters pertaining to the timing, parking and manoeuvring of service and delivery vehicles and relationships between the different users. 2 of 28 Public Observations Support Two letters of support received (to include Hatch Warren & Beggarwood Community Association) on the following grounds (in summary): Delighted with the plans with the development desperately needed within the community and believe that the populous will be greatly appreciative. The Beggarwood Community Centre has a clear vision to provide services for the elder members of the community. Creation of 160 jobs will provide positive support for the local economy. A new pub and dentists would be much welcomed. Petition received in support of the application containing 102 signatures stating 'support for the provision of a new, purpose built dental surgery on the Island Site as part of a development that will deliver a new Public House, retirement apartments, a care home and an extra care facility currently being determined under planning application reference 17/01722/FUL'. Comment Two representations (from Cycle Basingstoke and South West Action Group for Basingstoke) commenting on the following grounds (in summary): Request a delay in granting permission until space has been allocated for cycling along adjacent sections of the A30 corridor; Concerned that comments from Cycle Basingstoke have not been taken into consideration by HCC whereby London Cycle Design Standards are the preferred standards for cycle infrastructure in the Basingstoke Cycle Strategy; No space allocated for bilateral protected cycle lanes (or similar) along the A30 on the site map; Designs for the A30 cycling corridor are due to be drawn up. It is essential that the cycle infrastructure is implemented before houses are built rather than trying to retrofit later. Concern regarding use of shared use paths A Landform Proposal was submitted by the applicant in 1998 illustrating the proposed treatment of the Island Site as Structural Open Space; Treatment of the land involved landscaping, tree planting, a viewing area and public sculpture. Objection Two representations received expressing objection to the application on the following grounds (in summary): Recommend deferral of the application until a sound transport plan for the Borough has been agreed with HCC. Site would benefit form a cycle superhighway along the A30 (that separates cyclists from pedestrians) which needs to be included in the 3 of 28 design together with provision for minimal car use. Basingstoke has shared use paths for cyclists and pedestrians which are inconvenient, flawed and not safe. The Island Site includes provision for elderly people who might use the pavements for walking or on disability scooters causing problems on shared use paths. Reducing car use to a minimum is desirable to reduce pollution. A full width cycle land (Dutch style) between motor traffic and houses (existing and planned) and footpath has a double benefit. Residents of the housing and staff in the care home should be encouraged to cycle to reduce pollution. Currently 1% of Kempshott residents' cycle and 80% use the car. Good bus access to the site is important. Present routes are convoluted and slow. A strategy for an express bus service to the town centre, including road design should be approved before further housing is approved to the south west of the town. Planning should allow buses to be replaced by metro-style vehicles (on tracks or with overhead electric wires) as part of an integrated transport strategy to provide sustainable travel. Buses should not be delayed by cyclists and vice-versa. Facilities should be provided for cycles to be carried on buses to facilitate access to other parts of the town. Incremental development sets a bad precedent for further development without adequate provision for transport infrastructure. A refusal would give a clear message to would-be developers that Basingstoke gives priority to sustainable infrastructure development and to health and safety. Support comments made by Cycle Basingstoke. Further comment from Agent Comments have been received from the Agent in response to the Committee report which are summarised as follows: Welcome the wording of the proposed conditions to allow various elements of the proposals to commence independently. Suggest further alterations to some conditions following discussion with site operators. If suggested wording is not acceptable then request an adjustment to the recommendation to allow for delegated authority to further discuss options for conditions prior to consent being issued. Raise concern regarding the reporting of land contamination [page 84] whereby a multitude of trial pits were carried out. Consider that the contamination conditions are not necessary. The 'Background' section (para 3) of the report somewhat misrepresents the applicant. The report refers to a landscape specification in the S106 which is a 'guidebook/rulebook' for the whole masterplan setting principles for detailed landscape drawings submitted at reserved matters. 4 of 28 The Island Site was linked to Phase 4 of the Beggarwood Development. The approved Reserved matters for Phase 4 did not include the Island Site as Structural Open Space. A detailed scheme for the Island Site was not submitted or pursued by the Council. Recommendation The main agenda report sets out the position in relation to affordable housing.
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