WEST LOTHIAN PLANNING COMMITTEE Report by Head of Planning, Economic Development & Regeneration 1 DESCRIPTION OF THE PROPOSAL 1.1 Planning permission in principle for a 13.7ha. residential development with associated infrastructure, landscaping, access road and engineering other works, on land at Pumpherston Farm, Livingston. 2 DETAILS Reference no. 0496/P/16 Owner of site Pumpherston Estates ltd Applicant Wallace Land Ward & local East Livingston & East Calder Investments members Frank Anderson Carl John Dave King Frank Toner Case officer Ranald Dods Contact details Tel: 01506 282 413 Email: [email protected] Reason for referral to West Lothian Planning Committee: 2.1 This is a ‘major’ planning application that is significantly contrary to the development plan. 2.2 There is a requirement under the Town and Country Planning (Scotland) Act 1997, as amended, that in determining such proposals, the applicant and those persons who have made representations on the application may appear before and be heard by a committee of the council. In accordance with the Act, the determination of an application of this type shall be discharged only by the full council and not a committee of the council. 2.3 A subsequent report will be presented to West Lothian Council. Thereafter, the application for development at Pumpherston Farm can be determined. 3 RECOMMENDATION 3.1 It is recommended that West Lothian Planning Committee notes the contents of this report and the terms of all representations that are made by those appearing at the hearing prior to a decision being made on the planning application by West Lothian Council. 4 DESCRIPTION OF PROPOSAL AND PLANNING HISTORY 4.1 The application is made for planning permission in principle for residential development on land immediately to the east of the current settlement boundary of Livingston at Craigshill and immediately south of the current settlement envelope of Pumpherston. Extending to some 13.7 hectares, the site is bounded to the west by the B8046 Uphall Station Road, Pumpherston Golf Course to the east and the existing farm track to the south. The remaining farmland of Pumpherston Farm to the south and south east is in the control of the applicant. To the north lies South Village and a number of properties known as Erskine Place lie outwith 1 the defined settlements of both Livingston and Pumpherston but would be immediately adjacent to the proposed development site. It should be noted that the application site boundary includes sections of the public road and, as owner, the council has been served notification of the proposed development. 4.2 The site is part of the Livingston Countryside Belt, as defined in the West Lothian Local Plan. The Almond Valley, which is part of The Almond and Linhouse Valleys Area of Great Landscape Value (AGLV) lies some 300m to the south of the site boundary. The site and the land to the south and east is open farmland and golf course. 4.3 An indicative layout plan that accompanies the planning application shows a development of 270 houses. Additionally, the development will comprise associated infrastructure and engineering works, formal and informal open space and landscaping and boundary treatments. A total of 15% of the houses (41 units) would have to be affordable in terms of the council’s affordable housing policy. A plan showing an indicative development framework is attached to this report for members’ reference. Full details of the proposals, the case file and the applicant’s supporting statements are available from Committee Services. 4.4 The application is defined as major in the ‘hierarchy of developments’. As such, it was subject to a period of pre-application consultation. A report, which is available in the case file, details the procedures which were followed. This included a public exhibition at Pumpherston Golf Club on 3 September 2015. 4.5 It is proposed to access the site by means of a realignment of the B8046. A new roundabout would be formed at the north west corner of the site with access to Letham Holdings and Erskine Place also being taken from that new roundabout. Residential areas would be located adjacent to and accessed from the realigned road. A pedestrian route is proposed to the north of the site, running down the eastern boundary and linking to the existing farm track, which forms the southern boundary of the site. 4.6 If planning permission in principle is granted, applications for matters specified in conditions would have to be submitted before development could commence. It is only at that point that the final detailed form of the development would become evident. 4.7 The applicant has stated that they are prepared to make appropriate and proportionate financial contributions for infrastructure provisions related to the development. That statement does not, however, indicate a willingness to fund these requirements in full. 4.8 The planning application, although not subject to an environmental impact statement, is accompanied by a suite of supporting documents including: a design statement; an arboricultural assessment; a desk based archaeological assessment; an assessment of the landscape and visual impacts; an engineering and drainage report; an ecological assessment; an education impact assessment and; a transport assessment. All supporting documentation is available in the case file. 4.9 There is no planning history associated with the application site. 5 REPRESENTATIONS 5.1 Sixty five letters which contained material grounds of objection have been received, including one from the Pumpherston Community Council. One letter of support has been received. The material grounds of objection raised are summarised below. The full letters are appended to this report. 2 Comment Response The site is within the countryside belt. The site is countryside belt in the adopted WLLP and is not an allocated development site. This stance is carried forward to the LDP. Development in the countryside. The proposal is within the countryside. There are policies with the WLLP and LDP which presume against new development in the countryside. There is an adequate supply of housing The site is not an allocated site in the adopted WLLP nor a land. proposed site in the LDP. Increased traffic, parking and road Transportation has not objected but will require details to be safety issues. Unsustainable location. submitted with any subsequent application. Loss of green space and impact on The proposal would see the development of farmland. The landscape. Brownfield sites are landscape is open and not untypical of farmland within the available. area. Whilst brownfield sites may be available in other locations, the application is made for a greenfield site and must be assessed as such. Lack of infrastructure and services. Education Services has objected due to lack of capacity at catchment schools. Scottish Water has not commented. Coalescence of settlements. The proposal would reduce the area of the Livingston Countryside Belt. The purpose of that designation is to avoid coalescence of settlements. With the proximity of Pumpherston to Livingston, the distance to Mid Calder and should be considered. It is unlikely that development of this site would lead to coalescence with Mid Calder. Loss of prime agricultural land. The northern section of the site is identified by the Macaulay Institute for Soil Research as class 3.1 and the southern portion class 2. The proposal is contrary to policy ENV7 of the adopted WLLP. Increased flood risk. The council’s Flood Prevention Officer has assessed the submitted information and, if carried out in accordance with those details, the development would be acceptable. Loss of privacy and amenity. Since the application is for planning permission in principle, it is difficult to assess fully the impact of the development on privacy and amenity. Appropriate conditions and design at detailed planning stage could mitigate any adverse impacts. Impact on the historic environment. Prior to development commencing, an archaeological survey would be required. The results of that would determine what, if any, mitigation would be required. The proposal adjoins but does not go within the South Village Area of Special Control. Contrary to policy 5 of SESplan This policy states that for the period from 2009 to 2024, there is a requirement for sufficient housing land to be allocated so as to enable 107,545 houses to be built across the SESplan area, including land which is currently committed for housing development. Supplementary Guidance (SG) has since been prepared to provide detailed information for LDPs as to how much of that requirement should be met in each LDP area. In the case of West Lothian, the requirement is to provide for 18,010 houses over the period 2009‐2024. The majority of this requirement is to be met through sites allocated in the current local plan or through sites which have gained planning permission since the local plan was adopted i.e. windfall sites. The SG has been ratified by all member councils. The council has prepared and consulted on the proposed plan for the LDP which includes a 10% generosity allowance and provides for SDP requirements. Contrary to policy 6 of SESplan This policy states that each planning authority in the SESplan area shall maintain a five year effective housing land supply 3 Comment Response at all times. The scale of this supply shall derive from the housing requirements for each LDP area identified through the SG provided for by Policy 5. For this purpose planning authorities may grant planning permission for the earlier development of sites which are allocated or phased for a later period in LDP. The council maintains the position that there are enough sites allocated for housing development and that the number of houses being developed being lower than anticipated is due to the economic slowdown rather than the lack of developable land.