Agenda Item 5
BOROUGH OF POOLE
PLANNING COMMITTEE - 18th NOVEMBER 2004
REPORT OF HEAD OF PLANNING DESIGN AND CONTROL
Residential development consisting of 261 flats, 79 houses all with
Associated parking and landscaping. Access from Blandford Road/Norton Way as amended by plans received 30.09.04. (application no. 03/04518/031/F)
1. Purpose of report
1.1 To advise the committee of alterations to the proposals that have been made since the above application was considered by this committee on 15th July 2004. On that occasion the application was deferred by the Committee to allow the applicants to amend the scheme to address the specific concerns that had been raised in discussion.
2. Recommendation
2.1 That application no. 03/04518/031/F be granted subject to a ‘section 106’ agreement securing:
(i) A contribution of £30,000 (plus administration fee) towards the following highway infrastructure improvements and transportation measures in accordance with Policy T2, T3 and T13 of the Poole Local Plan First Alteration (adopted March 2004):
(a) Environmental improvements to Blandford Road and the former junction of Shapwick Road with Blandford Road (£20,000)
(b) Residents parking scheme for Lower Hamworthy (£10,000)
(ii) The submission, implementation and monitoring of a Residential Travel Plan incorporating a package of measures with a target outcome of 4 vehicle trips/dwelling/day.
(iii) A contribution towards a new town centre bus route (via Norton Way/Shapwick Road) and installing real time information displays at local bus stops (up to £150,000)
(iv) The provision of 115 affordable homes in accordance with the provisions of Policy H5 of the Poole Local Plan First Alteration (adopted March 2004).
(v) A recreational contribution of £558,556 (less allowances for on-site recreational provision) (plus administration fee) in accordance with Policy L17 of the Poole Local Plan First Alteration (adopted March 2004)and as set out in the SPG ‘Planning Obligations: Recreational Facilities’.
(vi) A contribution of £208,810 (plus administration fee) towards improved education facilities in accordance with Policy CF6 of the Poole Local Plan First Alteration (adopted March 2004).
(vii) A contribution of £120,000 towards the future provision of a pedestrian/cycle link across the Hamworthy branch railway line plus the dedication to the Borough of Poole of all land required to construct such a link.
(viii) The dedication as public highway or dedication of land to the Borough of Poole of those parts of the proposed road and footway network and adjacent land necessary to secure:
· Pedestrian/ cycle access to Hamworthy First and Middle Schools.
· Pedestrian/ cycle access to any future rail crossing
· Pedestrian/cycle access adjacent to No.123 Blandford Road.
· Land adjacent to the junction of Norton Way and Blandford Road to accommodate future provision of signal controlled crossroad.
(ix) The applicants will make provision for pedestrian/cycle and vehicular access to serve any redevelopment of the James Bros site in accordance with Policy CA9 (iii) of the Poole Local Plan First Alteration (adopted March 2004) and will not unreasonably withhold or delay provision of such access.
Note: If the Section 106 Legal Agreement is not completed within 6 months then the application may be refused without further reference to Committee.
And subject to the same conditions as attached to the report considered by this committee on 15th July 2004 (attached as appendix 1)
3. Background
3.1 The report considered by the Committee 15th July is attached as Appendix 1.
3.2 The Committee particularly wished to see amendments to the proposed scheme in respect of the following key areas:
· Increased affordable housing provision
· Increased landscaping/open space/play provision
· Resolution of transportation and congestion issues
· The provision of a footbridge link to Hamworthy Park
· Reduction in the height and massing of the apartment buildings
3.3 Members were also advised of an objection from the Environment Agency that the proposals did not satisfactorily address the risk of flooding at the site, most particularly in respect of means of evacuation.
4. Revised Proposals
4.1 Revised proposals have been submitted which have reduced the numbers of dwellings proposed from 382 to 340. The proposals now have a density of approximately 81 dwellings per hectare. This has been achieved by the omission of a terrace of 4 x 3-storey townhouses, the omission of the 8 storey landmark tower in the south east corner of the site and reductions to the height of other apartment blocks adjacent to the southern (railway) boundary of the site. These have been reduced in height by between 1 and 3 storeys.
4.2 A revised Flood Risk Assessment has been submitted.
4.3 The boundary of the site amended to include additional land at Blandford Road in the north west corner of the site. This will accommodate an emergency evacuation route to Blandford Road and a pedestrian/cycleway link
4.4 The amended proposals are set out in the illustrative booklet (appendix 2 – to follow).
5. Consultations
5.1 Revised proposals have been the subject of further notification and consultations. Further representations have been received from 2 local residents and from the local residents group CROLH (Concerned Residents of Lower Hamworthy). These letters reiterate matters previously raised and addressed in the report attached as Appendix 1, most particularly:
· Inadequacy of local school, medical and dental facilities
· Will add to existing parking and access difficulties in Shapwick Road
· Traffic generation and congestion. No development should occur in advance of the second Harbour Crossing.
· The scale and massing of the buildings will have an adverse effect on the suburban character of the surrounding area. Development should not exceed 3 storeys in height in accordance with Supplementary Planning Guidance.
· The design does not reflect local distinctiveness and does not respect local landmarks and features.
· Insufficient open space and recreational facilities would be provided in an area already lacking these. The open space provided is poor quality and unattractive with no clear distinction between private gardens and amenity areas.
· A footbridge to Hamworthy Park should be provided as part of the scheme.
· Overlooking of adjacent homes.
Other representations received are
5.2 Wessex Water: reiterate previous comments (see Appendix 1, page 12).
5.3 Head of Housing Management Services: Comments that discussions are still continuing with the applicants on both the level and nature of the affordable housing provision and it is hoped that these will be concluded in the near future.
5.4 Environment Agency: No objection in principle. Conditions are required in respect of finished levels of accommodation, car parks and general site levels; details of means to address the disposal of surface water; and the provision of the proposed additional pedestrian access to Blandford Road.
5.5 Poole Harbour Commissioners: Reiterate concerns about the close proximity of the development to operational port land. They suggest that noise attenuation measures should be secured by condition. Prospective residents should be advised of the potential for noise generating activities associated with the port area and the proposed rail freight facility.
5.6 The Poole Yacht Club: Reiterate previous comments about disturbance of residents from activities at Poole Yacht Club (see Appendix 1, page 11).
6. Key areas
6.1 Open Space:
The central linear open space area has been increased in size by the removal of a terrace of 4 houses. This has allowed provision of an centrally located equipped play area (LEAP). Two additional local play areas (LAP) are proposed, ensuring provision for all parts of the site. The suggestion that a surfaced and enclosed ‘’ball games area’ should be incorporated into the scheme has been subject the subject of discussions with the Dorset Police and Leisure Services. Both have identified the nearby Carter Community College as a better location for the provision of such facilities. Leisure Services have noted that similar facilities already exist there and that some of the recreational contributions secured could be specifically directed at improving the quality and availability of these facilities. Pedestrian and cyclist access from the site to these facilities would be improved by the additional pedestrian/cycleway access to Blandford Road.
6.2 Transportation Issues:
When this site was occupied by industry, the traffic flows on Poole Bridge and Blandford Road were significantly higher than today. The typical daily flow on Poole Bridge is now 16800 vehicles, whereas up to 22000 vehicles were recorded in 1988 (before the construction of Holes Bay Road). The revised proposals are expected to generate approximately 1700 vehicle movements on a typical weekday. Even if all this traffic went over Poole Bridge ( and it is projected that no more than 60% would do so) the typical flow on Poole Bridge would rise from 16800 to 18500 per day. This would still be significantly less than the peak historic traffic flows. While current delays and queue lengths would worsen, this would have no significant adverse effect on highway safety.
The typical number of daily vehicle movements associated with the site could be reduced to approximately 1350 by the implementation of an effective Residential Travel Plan. This would significantly reduce the increased queuing on the approaches to Poole Bridge.
While the provision of a new bus service into the development would be a key component of the Travel Plan, it is not necessary to prescribe other components. The developer should instead be encouraged to adopt whatever measures are the most appropriate for the site. The effectiveness of the Travel Plan would be monitored by automatic traffic count equipment on Norton Way.
The additional pedestrian/cycle link to Blandford Road will provide a more direct route to Carter Community School and its recreation facilities, the local shopping centre, and to bus stops on Blandford Road
The Head of Transportation Services therefore advises that there are no highway or transport reasons for not approving the scheme, provided that the recommended mitigation is provided.
6.3 Environment Agency Objection:
The previous objection to the redevelopment of the site is now withdrawn subject to appropriate conditions and the proposed emergency evacuation route to Blandford Road being secured.
6.4 Affordable Housing
The number of affordable units offered has been increased to 115 (previously 112). Because of the reduction in the number of total units on the site this represents an increase to 34% of the total numbers of units (previously 29%). In addition to the 6 blocks of Affordable Housing previously proposed, 3 additional units have been incorporated into the ground floor of other apartment blocks within the decked area.
Based on a viability study provided by the applicants, the Head of Housing and Community Services has recommended that the proposed level of affordable housing provision is acceptable.
6.5 Height, Mass and Bulk
The scheme has been amended to omit the landmark tower previously sited in the south west corner of the application site. Other apartment blocks along the railway line frontage have been reduced by 1 or 3 storeys height. Together with reductions in the massing of other floors of these blocks, this has significantly reduced the visual impact of the scheme when seen from the Harbour and from Hamworthy Park. These changes also significantly reduce the visual impact of the scheme when viewed from within the site and from adjacent homes in Blandford Road and Shapwick Road.
6.6 Footbridge
It remains inappropriate to seek to require provision of a footbridge link to Hamworthy Park as part of the proposals. It does remain appropriate to seek both a capital contribution towards the cost of providing an access across the Hamworthy branch railway and the provision of the land at the alternative crossing points and access to those points. Until such time as access to the park can be secured across the railway line, the proposed new pedestrian/cycleway to Blandford Road will improve access to the park.
7.0 Conclusion
The revised proposals together with the measures and requirements set out in the recommendation successfully address the matters previously raised by the Planning Committee. It is therefore recommended that Planning permission be granted upon the completion of a Section 106 Agreement as set out above.
PETER WATSON
HEAD OF PLANNING DESIGN AND CONTROL
Background Papers:
Planning file 03/04518/031/F
Appendix 1: Report to Planning Committee 15th July 2004
Appendix 2: Amended Proposals – Illustrative booklet
Contact Officer:
Doug Evans – Telephone 01202 633314
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