Agenda item

Major Full: Proposed erection of 85no. two-storey dwellings consisting of two and three-bedroom semi-detached and three and four-bedroom detached units, including construction of vehicle access, associated internal roads, drainage and landscaping.

Mr Joshua Parkinson, Planning Manager (Development Manager), presented the application to the committee. Informing that the application related to the erection of 85 two-storey dwellings, comprising of a mixture of house types, accessed via the existing access which would be altered with a new estate road running northwards before splitting east and west.

There would be two attenuation basins to the northeast, along with notable landscaping buffers to the north and west.

The amended Planning Layout also notes areas of green space positioned to the west of the site.

The application site does not have a continuous, clearly defined boundary along its northern and eastern edges where it forms part of a wider network of fields that falls towards the Leeds and Liverpool Canal around 75m northeast.

It is bordered by other urban fringe land and Springfield Garage to the south with the latter occupied by Moving PEOPLE bus company. It is bounded to the west by Church and Oswaldtwistle Cricket Club with trees between. Further afield, Accrington Golf Club lies around 115m north.

A total of 164 objections were received and are noted in the agenda on pages 11 to 14.

Consultations were undertaken with the following organisations and the responses noted on pages 8 to 11 of the agenda: Cadent Gas, Electricity North West, Growth Lancashire (Heritage), Hyndburn Borough Council (HBC) Ecology, HBC Environmental Protection, HBC Housing, HBC Leisure Services (Parks), HBC Policy, HBC Waste Services, Lancashire Constabulary, LCC Highways, LCC Historic Environment, LCC Lead Local Flood Authority (LLFA), LCC School Planning Team, Lancashire Fire and Rescue Service, Sport England and United Utilities.

Mr Parkinson informed the committee that the proposal conflicts with the existing development strategy set out in Policy BD1 of the Hyndburn Core Strategy. However, the application would likely accord with the main modifications to the latest version of the Emerging Local Plan, including the emerging development strategy set out in Policy SP1 of the Emerging Local Plan.

Moreover, the application site predominantly related to safeguarded land, which was always intended for residential development.

Whilst it was previously intended for longer-term development needs, the Local Planning Authority cannot currently demonstrate a five-year housing land supply. Taking all this together, Mr Parkinson advised that the location is suitable for the proposal.

Mr Parkinson advised that the proposal does not constitute inappropriate development in the Green Belt and that it does not conflict with paragraph 153 of the Framework.

Mr Parkinson concluded that while the proposal conflicts with the existing development strategy and therefore the development plan taken as a whole. For the reasons given in the agenda, this attracts limited weight against the proposal. The tilted balance is engaged and weighs significantly in favour of granting planning permission. Therefore, the Framework as an important material consideration indicated a decision otherwise than in accordance with the plan and it is recommended that planning permission be approved.

The officer recommendation was to grant the Head of Planning and Transportation delegated powers to grant planning permission subject to conditions listed in the update sheet.

Members discussed the complexity of the application in relation to the busy road which the application gains access from and the need for good quality housing. While members were generally in favour of more housing the location of the site brought forth concerns regarding the wildlife and the loss of greenspace.

Members were in agreement that Blackburn Road suffers from regular accidents and frequent speeding, even with some speed control measures in place such as the recently installed speed camera.

Resolved – Members voted to go against the officer decision and refuse the application on the following grounds:

·         The proposed development would result in unacceptable harm to highway safety and would therefore conflict with Policy DM32 of the Hyndburn Development Management DPD and paragraph 116 of the NPPF.

N.B – 1. Vinette Davitt – Spoke against the application.

·         Conflicts with Policy BD1 of the Hyndburn Core Strategy.

·         Only Limited Weight can be given to the emerging local plan as it is still under consultation with the Inspectorate.

·         Fails to meet the NPPF test 104 and local policies DM11 and SP8.

·         The development will result in a loss of Biodiversity on site.

·         Parking will significantly worsen with the addition of 85 new homes, most of which will likely have more than 1 car per household.

·         History of collisions, speeding and highway safety concerns on Blackburn Road.

·         Part of the proposed development lies within designated Green Belt Land which must be given substantial weight when considering the harm which will result from the proposal.

·         Pressures on an aging sewer system which has caused flooding previously.

·         Available Brownfield sites should be prioritised rather than valuable green space.

·         Previous Supreme Court Rulings have demonstrated a tilted balance does not out way the primacy of the development plan.

    2. Councillor Zak Khan – Spoke against the application.

·         Site not suitable for the increase in cars on the road as a result of the development.

·         Biodiversity on the site reduced as a result of the proposal.

·         Greenspaces should be protected.

·         Report does not identify several Red and Amber listed species on the proposed site.

·         Ecological structure cannot simply be re-created elsewhere once the original habitat is destroyed, there is no guarantee the wildlife will stay on site.

·         Multiple collisions on Blackburn Road over the years and significant speeding. Over 34,000 cars per year are reported to travel above the speed limit.

·         2 other brownfield sites in Oswaldtwistle already have planning permission but remain undeveloped.

   3. Megan Scarisbrick - Spoke in Support of the application.

·         Representative of Gleeson Homes

·         Specialise in providing entry level homes aimed at low to middle earners. All developments incorporate homes which are affordable to couples in full time employment earning minimum wage.

·         Land is part of a former area of special restraint, intended for long term development needs.

·         In the emerging local plan the land will be part of the urban boundary with all the proposed dwellings inside of this.

·         The council cannot currently demonstrate a 5 year supply of housing, this development will contribute to this.

·         Mixture of 1-4 bedroom dwellings; semi-detached, detached and maisonettes.

·         Areas of green space, pocket parks and 5m landscape buffer incorporated into the plans.

·         No objections from statutory consultees.

·         Upgrades to the zebra crossing likely to cost in the region on £120,000.00