FOR PUBLICATION AGENDA ITEM NO. 5 OUTLINE APPLICATION (RESIDENTIAL DEVELOPMENT (51 AFFORDABLE DWELLINGS) , LAND OFF MANSFIELD ROAD, WINSICK, CHESTERFIELD NEDDC REFERENCE 06/00404/OL MEETING: PLANNING COMMITTEE DATE: 30 th MAY 2006 REPORT BY: SENIOR PLANNER, FORWARD PLANNING WARD: ADJACENT TO HASLAND COMMUNITY FORUM: ADJACENT TO HASLAND AND ST. LEONARD’S BACKGROUND PAPERS FOR PUBLIC REPORTS TITLE LOCATION Consultation papers from NEDDC Development Management Directorate of Regeneration Town Hall Chesterfield 1.0 PURPOSE OF THE REPORT 1.1 To give Members the opportunity to comment on a major application located on land in North East Derbyshire District. Immediately adjoining the borough boundary, it lies to the rear of properties on the south east side of Gorse Valley Road, to the north of Winsick and to the south of Hasland. 2.0 THE PROPOSAL 2.1 The proposal is for 51 affordable dwellings on an application site of 1.6 hectares. 3.0 BACKGROUND 3.1 The proposed development is adjacent to a site for 40 affordable dwellings (application 04/1361/OL) which was approved on appeal in March 2006 (Appeal Reference APP/R1038/A/05/1182081. 3.2 The appeal Inspector considered that there was no reason why the site on the edge of the Parish but which abuts the built-up area of an adjoining authority would not be appropriate to meet local affordable housing need. He also noted that given that the figures for affordable housing needs in the 2002 survey and the Local Plan were minimum and that there was a yawning gap between need and provision, allowing the appeal would make a significant and material contribution to the provision of affordable housing in the [North East Derbyshire] District and would not result in an over supply of affordable housing in the District. 4.0 TRAFFIC 4.1 It is proposed that the means of vehicular access to the development would be via an extension of the carriageway between 62 and 64 Gorse Valley Road. This access leads traffic directly into the borough to the junction of Gorse Valley Road with Mansfield Road, Hasland. 4.2 The developer has commissioned transport consultants to consider the effect of likely additional traffic from the proposed development and the adjacent development of 40 affordable dwellings approved on appeal. The transport consultants make a number of points including the following:- • that whilst the additional number of dwellings on the Gorse Valley/Heathervale Road loop would exceed the guideline in DCC's Roads in Housing this would not be detrimental given the width of the road and the likely proportion of non car users; • that whilst the use of the proposed cul de sac off Heathervale Road would exceed the guideline length of 200m there was potential for the upgrading of the existing pedestrian linkages. • kerb radii and visibility at the junctions are acceptable • the change in traffic flows at the Mansfield Road junction is not in excess of the 5% guideline from the Institution of Highways and Transportation for the need for a Traffic Impact Assessment. • the junction, if the development proceeds, will still perform safely and not give rise to material queues in the face of predicted traffic in 2023. 5.0 THE DEVELOPMENT PLAN 5.1 The site lies outside designated settlement limits. The adopted North East Derbyshire Local Plan (2005) Policy H3 says that outside settlement limits housing development will only be permitted where, amongst other things, it relates to affordable housing on rural exception sites in areas where there is a proven need for affordable housing. Policy H9 amplifies this criterion further with a criterion that the housing development would meet a genuine local need. 5.2 The Inspector noted, in allowing the appeal on the adjacent site, that that site was included in an area, Grassmoor, where there is a growing need for affordable housing and where there are no available sites within settlements in that area. The Inspector considered that the impact on the character and appearance of the countryside was heavily outweighed by the clearly demonstrated and acknowledged compelling need for affordable housing in Grassmoor, in the local parish and in the NEDDC area as a whole. 6.0 PLANNING CONSIDERATIONS 6.1 The site is currently unallocated in the adopted NEDDC Local Plan. The applicants consider that the proposed site should be granted permission under the rural exceptions criterion of Policy H3 (d). The applicants consider that the proposed housing development would accommodate housing need in Chesterfield borough as well as in North East Derbyshire. 6.2 The proposal is a significant greenfield development between Hasland and Grassmoor on a site which is part of the open countryside. The development of this site would alter the character and appearance of part of the open countryside in North East Derbyshire. The Inspector, in determining the appeal referred to above, agreed that the development of the adjacent appeal site would intrude into the countryside and would be in conflict with the objectives of the development plan regarding the protection of the character and appearance of the countryside. 6.3 The borough council has adopted the sequential approach to allocating land for housing development in line with PPG3. The council has identified sufficient land for housing on brownfield sites to accommodate all its needs to 2016. The council has strenuously resisted proposals for housing development on greenfield sites all around the borough. This policy has been upheld by the Inspector who has reported on objections to the Chesterfield Borough Local Plan. It is considered that there are significant areas of previously developed land available in North East Derbyshire District Area and in the Chesterfield Borough which should be developed for housing without the need for development of greenfield sites. 6.4 The circumstances that led to the approval of the adjacent site as a rural exceptions site for affordable housing adjacent to the borough boundary were unusual. It would seem unnecessary for yet another exception to be made so soon after and in virtually the same location. Incrementally the approval of both these development proposals could undermine the strategies of both councils which aim to bring forward brownfield sites for development, rather than greenfield, in Chesterfield and North East Derbyshire. 6.5 The Inspector in allowing the appeal on the adjacent site considered that the need for affordable housing in the parish was an overriding consideration. The appeal Inspector noted that the need for affordable housing to 2006 in the parish was estimated at 40 dwellings and at 140 in the adjoining five parishes. These figures represent 5% and 16% of the total requirement for the North East Derbyshire District. 6.6 It is considered, however, that there is a significant danger that, following the approval of 40 affordable dwellings on appeal, provision of a further 51 dwellings will be meeting genuine local need in Grassmoor and the adjoining parishes which has already been addressed. This number of potential occupiers will inevitably have to be drawn from a much wider catchment area. This will make contact with existing family and friends and the choice of sustainable modes of transport more difficult. The justification for overriding the need to protect the character and appearance of the countryside would therefore be significantly weakened. 6.7 The development is currently contrary to the adopted local plan. It is suggested therefore that the proposal should be refused. It is considered that the reasons given by the developer do not constitute special circumstances and that the proposal is inappropriate development in the countryside. 6.8 It is considered that the proposal conflicts with countryside and policies for the area in the Structure Plan, Regional guidance for the East Midlands and PPS 7(Sustainable Development in Rural Areas). 7.0 REPRESENTATIONS 7.1 The Hasland and St Leonard’s Community Forum and Hasland Ward Members have been consulted on the proposal. 7.2 Two Ward Members consider that the development would reduce highway safety especially along Talbot Street and at the Calow Lane junction with Mansfield Road. 7.3 Two Forum Members considered that the application should be objected to on the grounds that: • There is no need to develop this greenfield site as it will not meet the needs of people in Grassmoor and Winsick for affordable housing • It will not help create a genuinely mixed community in the area • It will make traffic conditions worse in the area, especially on Talbot Street 7.4 The Head of Environmental of Services does not wish to raise objections to the development. 8.0 RECOMMENDATION 8.1 That North East Derbyshire District Council be advised that Chesterfield Borough Council objects to the development for the following reasons:- 8.1.1 The proposal is contrary to policies set out in national and regional planning guidance and the Development Plan, which comprises the Structure Plan, adopted NEDDC Local Plan since there are no special circumstances to justify the approval of an inappropriate development. 8.1.2 The approval of the development would prejudice the development of sequentially preferable housing sites allocated in the Chesterfield Borough Local Plan. MARK SHEWRING SENIOR PLANNER, FORWARD PLANNING Further information on this report can be obtained on 345792. .