Agenda item

Proposal

Outline application with all matters reserved except for access for the erection of up to 105 dwellings including 32 affordable together with associated works (as amended by Design and Access Statement received 09/11/2016, amended drainage information and FRA received 28/04/2017 and amended plans and additional information received 07/07/2017)

Recommendation

RECOMMENDATION B                              That, in the event that an appropriate legal agreement is not completed within 6 months of the date of the resolution to grant planning permission, permission be REFUSED for reasons 1-4 in the agenda report.

Proposed development

Outline application with all matters reserved except for access for the erection of up to 105 dwellings including 32 affordable together with associated works (as amended by Design and Access Statement received 09/11/2016, amended drainage information and FRA received 28/04/2017 and amended plans and additional information received 07/07/2017).

With reference to the report circulated with the agenda, Officers presented a summary of the planning context for making a decision on the application, and the proposed development including site plans and the layout. Officers outlined the determining issues and those matters of a more subjective nature.

Officers advised that there had been 1 additional letter of representation received raising objection to the scheme, however this did not raise any additional material matters that were not already covered in the report.

Public speaking

In accordance with the Council’s arrangements for public participation at meetings, the following made representations in respect of the application, which were duly considered:

Ian Shanks - Objector

Ian Sowerby - Applicant/Agent

The Committee was advised that the planning application sought outline permission for the development proposal with all matters reserved except access. Councillor Brian Adams raised concern about the access to the site being rather narrow and whether this was suitable. Officers advised that the proposed development would result in an increase of traffic movement to and from the site.  However, the County Highways Officer had considered the evidence put forward in the Transport Assessment and had concluded that the access and highway improvements, along with the mitigation methods, would accommodate the increase in traffic. No objection had been raised regarding the access and 4.8metres was the minimum requirement and this exceeded this at 5.5metres.

Councillor Carole Cockburn referred to the neighbourhood plan which had recently been consulted on and adopted by Farnham Town Council. Officers confirmed that the Council’s Draft Local Plan relied on around 100 homes being delivered at Land West of Green Lane in the next 5 years (likely to be modified to 105 homes), llocating this site for development under Policy SS2.  The Farnham Neighbourhood Plan Policy FNP1b also allocated this site for development.  Given the stage each of these plans had reached, it was considered that Policy SS2 and FNP1b held greater weight than Policy C2 in this instance. The Committee noted that this was an outline application and Members raised the importance of ensuring at reserved matters that the developers worked with local ward councillors, neighbours and community groups  to ensure a high quality design in fitting with design standards. It was agreed that this would be added as an informative to the application if agreed as follows:

“In relation to the subsequent reserved matters pursuant to the outline permission hereby  granted, the applicant  ( for reserved matters) is requested to:

1) Engage in pre-application discussions with the Local Planning Authority prior to submission;

2) Engage in community consultation in the  development of the design and layout  of the proposal;

3) Ensure that the reserved matters  details have particular regard to the policies in the Farnham Neighbourhood  Plan and the guidance in the Farnham Design Statement”.

Further concern was expressed by Councillor Jerry Hyman regarding the SANG and felt that this should be referred to in the contributions within the recommendation/decision if agreed. The Committee accepted the additional wording of “Thames Basin Heaths avoidance strategy for provision of SANG” to the recommendation.

Following further discussion, the Committee moved to the recommendation A as amended above, and the recommendation was approved with 19 in favour and 1 against. Moving onto recommendation B, it was approved with 19 in favour and none against or abstentions (Cllr Jerry Hyman did not vote on recommendation B).

Accordingly, the decisions were as follows:

Decision A

RESOLVED to GRANT permission, subject to to the applicant entering into appropriate legal agreement within 6 months of the date of the committee resolution to grant planning permission to secure the provision of: 30% on site affordable housing; contributions towards education infrastructure, Thames Basin Heaths avoidance strategy for provision of SANG,, SuDS management/maintenance, play space provision and maintenance, open space management/maintenance, contributions towards off-site play pitch improvements, off-site highways and public footpath improvements and travel plan, and subject to conditions 1-18 and informatives 1-30, plus an additional informative in relation to preconsultation, permission be GRANTED

Decision B - That, in the event that an appropriate legal agreement is not completed within 6 months of the date of the resolution to grant planning permission, permission be REFUSED for reasons 1-4 in the agenda report.