Agenda item

Application for residential development of 73 dwellings with associated access and public open space (resubmission of 20/00131/FUL).

Late items received after publication of main agenda:

Appraisal:-

Assessment

Market Bosworth Neighbourhood Plan have appointed consultants to calculate an interim Housing Needs Figure (HNF) which can be included in the adopted Neighbourhood Plan until HBBC has provided Market Bosworth with a final Housing Requirement Figure (HRF). The HNF figure recommended in the Market Bosworth Neighbourhood Plan Housing Needs Assessment (2020) (HNA) is 108 dwellings between 2020 and 2026. This calculation is achieved through deducting the 16 dwelling completions in the MBNP area between 2014 and March 2020. Whilst the report acknowledges that there are currently 88 outstanding dwelling commitments in the MBNP area, the assessment acknowledges that quite often permissions are not implemented and so this does not guarantee they will be delivered within the Plan period or at all. Based on the HNF the assessment confirms that 37 affordable units are expected to be provided. The Assessment also confirms that the final, official HRF provided by HBBC will supersede the figure provided in this HNA.

Nonetheless, the weight to be afforded to the policies within the made MBNP is derived from their degree of consistency with the NPPF and the weight to be given to the relevant policies is assessed within this report. The HNF figure recommended in the Market Bosworth Neighbourhood Plan Housing Needs Assessment (2020) is also a material consideration which needs to be assessed in the planning balance.’

A review of the MBNP was undertaken and it was concluded that the MBNP did not require any changes other than minor updates. Although the working group are working on a full update of the plan this is still at an early stage and no draft has been published yet. As the minor update to the Plan can not alter the ‘made date’ the plan is more than 2 years old and therefore paragraph 14 of the NPPF does not apply and the application must be determined with regard to Paragraph 11d.   The MBNP does however accord with the NPPF and therefore continues to carry significant weight in the decision making process.

Impact upon protected Species

Since the publishing of the committee report an updated biodiversity metric has been submitted which seeks to improve and address the loss of habitat across the site. Whilst the site would not result in net gain across the site, the metric does inform the landscape proposals across the site, to ensure that impact upon habitats is mitigated and planned into the overall scheme. Regard also needs be had to the fall back position as the application site benefits from an extant planning permission which could be implemented and does not require the ecology benefits not secured.  It is therefore considered that the enhanced ecological benefits secured through this revised scheme along with the enhanced landscaping scheme, it is considered that the proposed development would accord with Policy DM6 of the SADMP.

Infrastructure Contributions

Libraries

LCC Library services have requested a sum of £2,210 towards provision of additional resources at Market Bosworth Library, which is the nearest library to the development.

The contribution towards addressing the impact of the development upon library facilities is required for compliance with Policy DM3 of the adopted SADMP and addressed the impacts of the development on essential infrastructure within the local area. Market Bosworth library on Station Road is within 1.2km of the site, the request states that the proposed development will add 219 to the existing library’s catchment population which would have a direct impact upon the local library facilities, this is accepted in this instance given that the library is within a reasonable walking distance of the site and is accessible by pubic footpaths, therefore the contribution directly relates to the proposal. The contribution is calculated using a methodology that is attributed to all developments of this typology across the county and relates to the number of dwellings proposed, therefore the contribution relates fairly and reasonably in scale and kind.

NHS West Leicestershire CCG – Health Care

The West Leicestershire CCG has requested a contribution of £36,960.81 towards addressing the deficiencies in services at Market Bosworth Surgery, which is the closest available GP practice to the development. This practice has already identified that the premises are fully utilised and therefore funds would look at internal layout and improving facilities in order to ensure optimum number of clinicians are available to meet the demand. An increase of 176 patients from the proposal would significantly impact on patient demand in the area.

The provision of a Health Care contribution is required for compliance with Policy DM3 of the adopted SADMP. The requirement of funding for Health Care Provision at identified local GP Surgeries, addresses the impacts of the development on existing and future need of this vital infrastructure provision, helping to meet the overarching social objectives contained within the NPPF in achieving sustainable development, thus making the obligation necessary. The identified increase in patients would have a direct impact on the local surgery at Market Bosworth, as set out in the request, arising from the additional demand on services directly related to the population generated from the development. The extent of the Health Care contribution is directly related in scale and kind to the development, the obligation is calculated using population projections applied to all developments of this typology. The obligation sets out current capacity or otherwise of local services and how this proposal leads to direct impact, the developer is not obligated to provide contributions to address need in excess of that generated directly from the development, therefore  the contribution fairly relates in scale and kinds to the development proposed.

Recommendation:-

Updated the Recommendation to include the following:

Grant planning permission subject to:

·                The completion within 3 months of this resolution a S106 agreement to secure the following obligations:

• 40% Affordable housing with a split of 75% affordable rented and 25% of the units shared ownership.
• £3,616 towards Civic amenity
• £378,438.32 - £537,491.12 towards primary and secondary education in Market Bosworth.
• Provision of bus stop improvements to the two nearest bus stops on Station Road.
• Travel Packs (one per dwelling)
• 6 month bus passes, (two application forms per dwelling to be included in Travel Packs and funded by the developer)
• Play and open Space: £236,590

o   Libraries contribution £2,210

• £36,960.81 towards the cost of providing additional accommodation for 176 patients at Market Bosworth GP Surgery.

Application for residential development of 73 dwellings with associated access and public open space (resubmission of 20/00131/FUL).

The agent and a representative of Market Bosworth Parish Council spoke on this application.

It was moved by Councillor Cook and seconded by Councillor Findlay that permission be granted with any changes to the S106 contributions being brought back to the Planning Committee for consideration. Upon being put to the vote, the motion was CARRIED and it was

RESOLVED –

(i)            Permission be granted subject to:

a.    The completion within three months of this resolution of a S106 agreement to secure the following obligation:

·         40% affordable housing with a split of 75% affordable rented and 25% of the units shared ownership

·         £3,616 towards civic amenity

·         £378,438.32 - £537,491.12 towards primary and secondary education in Market Bosworth

·         Provision of bus stop improvements to the two nearest bus stops on Station Road

·         Travel packs (one per dwelling)

·         Six month bus passes (two application forms per dwelling to be included in travel packs and funded by the developer)

·         £236,590 for play and open space

·         £2,210 for libraries

·         £36,960.81 towards the cost of providing additional accommodation for 176 patients at Market Bosworth GP surgery

b.    The conditions contained in the officer’s report;

(ii)          The Planning Manager be granted powers to determine the final detail of the planning conditions;

(iii)         The Planning Manager be granted powers to determine the terms of the S106 agreement including trigger points and claw back periods;

(iv)         Any changes subsequently proposed to the developer contributions be brought back to Planning Committee for consideration.