Item No.2 Application No: P/12/0022/2 Application Outline Date 3rd January 2012 Type: Valid: Applicant: Jelson Ltd Proposal: Site for residential development, with associated access. Location: Land at Halstead Road, Mountsorrel, Leicestershire, Parish: Mountsorrel Ward: Mountsorrel Ward Case Officer: Mr G Smith Tel No: 01509 632521 Description of the Application The application site (15.77 hectares) is located to the north of Halstead Road currently agricultural land of three linked fields, on the western edge of Mountsorrel near the junction with Swithland Lane. The land slopes gently towards the south-west. To the west is the former railway line flanked by mature trees. To the north and north-east is Bond Lane which abuts the Mountsorrel Quarry alongside which runs part of the Leicestershire Round Walk which leaves Mountsorrel towards Charnwood Forrest. Bond Lane is within the Mountsorrel Conservation Area. To the south of the site is the Halstead Road Centenary Pastures which is a Local Nature Reserve (LNR). To the north is Bond Lane which is within the Mountsorrel Conservation area and further north the Mountsorrel Quarry which is a Site of Special Scientific Interest (SSSI). Planning permission was refused for a similar scheme in 2010. This application seeks to overcome the six reasons detailed later in the report. An indicative layout has been submitted which differs from the previous application. This proposal is for outline planning permission for residential development with access proposed in two positions off Halstead Road. The main access is an additional spur off the round-a-bout at the junction of Halstead Road and Walton Way and a second access road further west nearer to the existing junction with Willow Grove, opposite the Centenary Pastures. Although the application does not detail the number of houses it gives an indicative proposal which illustrates 315 houses representing 30 dwellings per hectare (this could rise to 326 if a higher density approach was chosen at reserved matters stage). The proposal incorporates the following: o 10.5 hectares of residential development; o 3.06 hectares of public open space; o 2.21 hectares of structural landscaping; It indicates intentions to develop across the site with landscaped buffer zones along the southern and northern boundaries, and with properties (or rear 32 gardens) abutting the western edge and a small number abutting the north- eastern edge near Bond Lane. The layout indicates hedgerow retention on the western and eastern edges. The Design and Access Statement proposes housing on the western edge to a maximum height of two-storeys to reduce the impact of the development on the open countryside with higher buildings adjacent to the main thoroughfares facing onto open space. The Design and Access Statement refers to inclusion of homes for sale and affordable housing with a mix yet to be determined. The affordable homes will include homes for rent and shared equity properties. The applicant’s planning statement refers to the provision of the following: • A sizeable affordable housing element (30%) which will further allow for special local needs to be accommodated, including where there is evidence of demand, housing for older persons wishing to downsize. No evidence or further detail is submitted. • Four areas of open space which would allow opportunities for recreation. • Children’s play facilities would also be provided within the development. • Sustainable drainage ponds and reed beds would be located in the low part of the site adjacent to the meadow area. These features would enhance the ecological value of the site as well as its appearance. • The site lies on the edge of the village which is considered to be a suitable and sustainable location for development of the scale proposed. This view is echoed by the Council’s SHLAA. Mountsorrel has a wide range of local services including 5 convenience shops (including a supermarket), 2 doctors, a pharmacy, a dental surgery an opticians, a post office, several cash points, 4 public houses, 2 petrol stations, a library, a primary school and numerous leisure and community facilities. The village is also extremely well served by public transport with frequent and reliable bus services to Leicester and Loughborough. It is in recognition of the level of facilities and services on offer that the village is proposed (in the ‘Further Consultation’ version of the emerging Core Strategy) as a ‘Service Centre’, serving as a higher order centre for nearby villages. These local services are highly accessible via non-car modes, both in terms of proximity and ease of access. • It is noted that the evidence base that supports the emerging Core Strategy appears to recognise the sustainability of the service centres, including Mountsorrel, and their suitability to accommodate additional development. Accompanying the application are the following documents: • An indicative Masterplan layout; • Planning statement; 33 • Design and Access Statement which includes a ‘Build for Life’ Assessment; • Transport Assessment which includes a Travel Plan; • Archaeological Assessments; • Flood Risk Assessment; • Environmental Statement that addresses Ecology, Landscape and Visual Character; • A Tree Assessment; • A Ground Condition Survey; • Noise Assessment. • Heads of terms regarding infrastructure contributions to be secured via a Section 106 Agreement. The summary of the Environmental Statement concludes the following: 1. The development will not have any impact on the nearby Sites of Special Scientific Interest (SSSI’s Mountsorrel Main Quarry and The Buddon Wood and Swithland Reservoir, and the Barrow Gravel Pitts). It identifies that the nearby Centenary Pastures LNR is likely to experience some additional visitor pressure due to the development and therefore proposes routes within the development for dog walking and recreation, and publicising the importance of the LNR. 2. The proposal is not considered likely to have significant impact on biodiversity. Appropriate mitigation is proposed. 3. A Landscape and Visual Impact Assessment concludes the following: • The site is visually contained and the landscape impact will not be adverse; • The impact on the Leicestershire Round footpath will be minimal and mitigated through design; • The development provides the opportunity to provide a better urban/rural fringe than currently exists; • Nothing has been identified that is unusual or complex and which could not be dealt with through the adoption of a package of fairly standard planning conditions and obligations. The applicant has provided draft heads of terms regarding the following contributions, which will be secured via a Section 106 Agreement: • £2,049,792 for all three levels of schooling; • 30% affordable housing of which 75% will be social rented; • Unspecified maintenance sums for the site open spaced to be negotiated with the Borough Council. • Healthcare contributions as requested by the PCT; • £27.18 per 1 bed dwelling; £54.34 per 2 bed dwelling;£63.41 per 3,4,5 bed dwelling; towards libraries; • An acceptance to other reasonably justified contributions. 34 No detailed draft Section 106 or unilateral agreement has been received. Development Plan Policies and other material considerations The relevant part of the Development Plan for Charnwood is made up by the Regional Strategy (The East Midlands Regional Plan) and the saved policies of the Charnwood Borough Local Plan. The Planning and Compulsory Purchase Act 2004 requires applications for planning permission to be determined having regard to Development Plan policies unless material considerations indicate otherwise. East Midlands Regional Plan 2009 The Secretary of State indicated in his 10th November 2010 letter to Chief Planning Officers that he intends to revoke Regional Strategies and this fact should be treated as a material consideration when determining applications for planning permission. It is however the case that the East Midlands Regional Plan will remain in place until such time as statutory provisions to abolish Regional Strategies in the Localism Act are brought into effect. Consultation on the process to th instigate these changes ended on 20 January 2012 with abolition likely to occur following the legal challenge period later in 2012. The Regional Plan is therefore, for now, part of the statutory Development Plan which the Council must have regard to in the determination of this planning application. This means that the Council will need to continue to plan for housing delivery through the original targets identified in that Plan. The evidence base that supported the Regional Plan will remain a material consideration that can carry some weight in decision making. Policy 3 Distribution of New Development Development should be distributed on the following basis: a) New development will be concentrated primarily in Principal Urban Areas (Leicester). c) Appropriate development of a lesser scale should be located in the Sub Regional Centres (Loughborough) d) The development needs of other settlements and rural areas should also be provided for. New development in these areas should contribute to: • Maintaining the distinctive character and vitality of rural communities; • Shortening journeys and facilitating access to jobs and services; • Strengthening rural enterprise and linkages between settlements and their hinterlands; and • Respecting the quality of tranquility where that is recognized in planning documents; 35 In assessing the suitability of sites