Residential Development Consisting of 261 Flats, 79 Houses All with Associated Parking

Residential Development Consisting of 261 Flats, 79 Houses All with Associated Parking

AGENDA ITEM 6

BOROUGH OF POOLE

PLANNING COMMITTEE - 27th January 2005

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, 3.12.2004 and 12.1.2005 (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 18th November 2004. On that occasion the application was deferred by the Committee to enable officers to address specific concerns 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) comprising:

(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 to Blandford Road 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.

2.2 Note: If the Section 106 Legal Agreement is not completed speedily then the application may be refused without further reference to Committee. And subject to those conditions attached to the report considered by this committee on 15th July 2004 (attached as appendix 1) as amended to reflect changes to the scheme since then (most particularly in respect of open space/play provision and flood risk).

2.3That the duplicate planning application 04/04518/32/F be approved by the Head of Planning and Design in accordance with the scheme of delegation subject to the same provisions and conditions as set out above in respect of planning application 03/04518/031/F

3. Background

3.1 The report considered by the Committee 15th July is attached as Appendix 1.

3.2At its meeting on 18th November the Committee particularly requested that further consideration be given to the following key areas of the proposals:

  • Levels of affordable housing provision
  • Open space provision
  • The design, particularly the bulk and mass of the development

3.3Members were advised that an earlier objection from the Environment Agency had been withdrawn following amendments to the scheme to provide a safe means of evacuation in the event of flooding occurring at the site.

Other areas of discussion included:

  • The provision of a footbridge link to Hamworthy Park
  • Transportation and congestion issues
  • Provision for teenagers

4. Revised Proposals

4.1The scheme had preciously been reduced from 382 to 340 dwellings, representing a density of approximately 81 dwellings per hectare. This has remained unchanged. The heights of the apartment buildings on the eastern podium have been revised to reflect concerns raised about both the amenity implications of the height of the easternmost of these buildings and about the loss of variety in the skyline treatment compared to the earlier proposals. The applicants have in addition supported their proposals with further illustrative material indicating how the detailed design of the open space and amenity areas could be resolved.

4.2The amended proposals are set out in the illustrative booklet (appendix 2).

4.3Since the committee last considered the application a duplicate planning application has been submitted (04/04518/32/F). This is identical to the previous application and incorporates the changes made to the scheme since 18th November 2004.

Consultations

4.4The duplicate application has been the subject of further notification and consultations and further representations in respect of the proposals have been received from 8 local residents, from the local residents groups CROLH (Concerned Residents of Lower Hamworthy), Lake Residents Association and Friends of Hamworthy Park. These letters reiterate matters previously raised and already addressed in the report attached as Appendix 1, most particularly:

  • 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. The existing ‘public footpath’ should be retained.
  • Loss of light and overlooking of adjacent homes.
  • Trees should be retained. Loss of wildlife and of an important semi-natural green area and open space.
  • Loss of archaeology.
  • Housing Association tennants will not contribute to the local community. Provision should instead be made for young first-time buyers.
  • Structural damage to nearby homes during construction works.
  • The existing service road at the r/o Blandford Road should be repaired by the developers as compensation to adjacent residents and vehicular access should be provided to other properties in Shapwick Road and Blandford Road.

Other representations received:

4.5Wessex Water: reiterate previous comments (see Appendix 1, page 12).

4.6Poole 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.

4.7Network Rail: Have set out their standard requirements for development adjacent to a railway. These have been copied to the applicants.

4.8Poole and District Sea Angling Association: No objection, but developers should contribute to a level crossing to give access to a slipway with access from Shapwick Road.

5.Open Space Provision:

5.1The proposals give rise to a requirement for a total of 0.82 hectares of open space in accordance with the provisions of Policy L17 of the Poole Local Plan First Alteration (Adopted 2004). Further clarification of the components of this requirement and the mechanisms for its delivery are set out in the ‘Planning Obligations: Recreational Facilities’ Supplementary Planning Guidance (SPG). These calculations include such diverse facilities as casual and equipped play provision for children, major build facilities, sports pitches and water based recreational facilities. On development proposals of the scale now proposed, policy L17 requires amenity open space and casual play provision for children to be provided on-site. Equipped play provision for children, youth and adult outdoor play and other recreational facilities will be provided off-site.

5.2 The amenity open space and casual / equipped play provision for children component of the open space required to serve the proposed development comprises 0.35 hectares.

5.3A linear open space extends for 135m. across the centre of the scheme varying in width from35m. at its eastern end to 15m. at its western end. This area would accommodate an equipped childrens play area and a further low key ‘Local Area for Play’ (LAP). Providing in all to some 0.33 hectares of amenity open space together with equipped and casual childrens play space. No home on the application site would be more than 200m. from the equipped play area. This is in accordance with the SPG, which recognises that the catchment area for such facilities should extend no more than 400m. LAP areas are intended primarily to provide opportunities for interaction and creative play for pre-school children. The LAP proposed within the linear open space is one of five proposed across the scheme such that all but one of the apartment buildings would be within 50m. of a LAP and none more than 80m. from one.

5.4The proposals therefore make provision for on-site open space in accordance with the guidance set out in the SPG. The applicants have furthermore indicated their willingness to make a capital contribution in accordance with the provisions of the SPG in respect of open space provision not accommodated on-site.

5.5The creation on-site of formal open space provision for teenagers in the form of a surfaced and enclosed ‘ball games area’ cannot be justified by the numbers of prospective users likely to be resident within the scheme. The on-site provision of such facilities has in addition been the subject of discussions with the Dorset Police, Leisure Services and Youth Services and each have identified off-site locations as potentially more suitable for the provision of such facilities. Concern has been expressed about the potential for disturbance and disorder associated with such a facility inappropriately sited within the proposed development. Leisure Services have noted that similar facilities already exist at the nearby Carter Community College and that some of any 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 proposed pedestrian/cycleway access to Blandford Road.

5.6The applicants have nevertheless demonstrated in their illustrative material that provision could be made in the treatment of the open space areas for informal meeting areas intended primarily for the benefit of teenagers. The detailed design of these areas can be secured by condition.

6. Affordable Housing

The number of affordable homes proposed was previously increased to 115, which represents 34% of the total numbers of units (originally 112 homes and 29%). This comprises 6 complete apartment buildings and 3 flats on the ground floors of buildings within the decked area.

6.1Based on a viability study provided by the applicants, the Head of Housing and Community Services is satisfied that the proposed level of affordable housing provision is appropriate to the scheme and represents an acceptable level of provision.

Design, Bulk and Mass

6.2Substantial changes to the scheme had previously been made and have been retained, most particularly the omission of the 8 storey landmark tower that occupied the southeast corner of the site. The previous changes to the height and design of the western podium blocks have also been retained. Further changes have been made to the eastern podium blocks to address the committee’s comments about the amenity implications of the height of the easternmost of these buildings and about the loss of variety in the skyline treatment. These changes further reduce the visual impact of the scheme when viewed from within the site and from adjacent homes in Blandford Road and Shapwick Road.

7. Other Considerations

Footbridge

7.1It remains inappropriate to seek to require as a prerequisite of the redevelopment of the site that a footbridge link across the Hamworthy branch railway is provided to Hamworthy Park. There is no such requirement in the Poole Local Plan First Alteration. There would nevertheless be a clear amenity benefit to the residents of the proposed development, to the existing wider community and to the future residents of the Regeneration Area if such a bridge were to be provided. It is therefore appropriate to seek both a capital contribution towards the cost of providing a bridge and to secure the land within the site necessary to accommodate it at both of the suggested alternative locations. The provision of the proposed footway/cycleway would secure the necessary link to Blandford Road.

Transportation Issues:

7.2When 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.

7.3The 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.

7.4While 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.

7.5The 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

7.6The 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.

8.Conclusion

8.1The 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

APPENDIX 1

tem No:1

Case Officer:Mr D Evans

Site:Former Pilkington's Tile Factory, Shapwick Road, Poole, Dorset

Application No:03/04518/031/F

Date Received:15th October 2003

Agent:Morgan Carn Partnership Blakers House 79 Stanford Avenue Brighton East Sussex BN1 6FA

Applicant:Taylor Woodrow Developments Ltd

Development:Residential development consisting of 297 flats, 85 houses all with associated parking and landscaping. Access from Blandford Road/Norton Way. (Amended plans received 11.11.03, 26.11.03, 17.5.04, 23.6.04 & 28.6.04).

Ward:B 020 Hamworthy East

This application is brought before the Planning Committee because of the scale of the proposed development.

Site Description

The application site comprises 4.2 hectares of level land south of Blandford Road and Shapwick Road in Lower Hamworthy.

The site has a narrow frontage onto Blandford Road opposite the entrance to the Pilkington tile factory and the Sydenham’s timber yard complex and incorporates the junction of Norton Way with Blandford Road. The south side of Blandford Road comprises two storey homes, a number of ground floor commercial properties with flats over, and the locally listed Potters Arms Public House. Many of these properties benefit from rear access off Shapwick Road, which comprises two storey terraced and semi-detached homes. The northern boundary of the application site abuts the rear gardens of the properties in Shapwick Road and Blandford Road.

The Port railway line forms the southern boundary of the site and separates it from Hamworthy Park, the Poole Yacht Club and the Harbour beyond. Its western boundary abuts the playing fields of the recently built Hamworthy First School and the sheltered housing of Old Rope Walk. To the east the application site abuts the premises of James Bros (steel fabricators) that accommodate a range of industrial buildings up to 3-storeys high.

The Pilkington factory premises that previously occupied the whole site were demolished during the early 1990’s and the site cleared. A new access into the site from Blandford Road together with drainage works and service roads associated with the proposed redevelopment of the site for industrial use were constructed during the late 1990’s. The site is otherwise undeveloped.

Planning History

  • 1994: Outline planning permission to demolish the existing buildings and redevelop the site with the equivalent floor space (17,650 sq. m) of Industrial and Storage and Distribution uses. (4518/24)
  • 1996: Applications made to renew the 1994 outline permission (4518/25) and seeking to extend the time for submission of Reserved Matters in respect of the 1994 outline permission (4518/26). Both applications were the subjects of appeals, against non-determination in the case of the renewal application. Both appeals were subsequently withdrawn without having been determined.
  • 1998: Resolution to grant outline planning permission for a mixed use development comprising residential, commercial/industrial and outdoor leisure uses (4518/27). The proposals would have provided rear access to the existing properties on Blandford Road and Shapwick Road. The illustrative scheme included 0.9 ha of land in the southwest corner of the site, corresponding with where important Roman archaeological features were believed to exist, to be used for water-based and outdoor leisure purposes. The necessary Section 106 agreement was never completed.
  • 2000: Planning permission granted for the construction of access roads and sewers to serve the redevelopment of the site. Access was from Blandford Road and was also to serve Shapwick Road, the existing junction of Shapwick Road with Blandford Road being stopped up. These works have been implemented (4518/28)
  • 2001: Outline application for residential redevelopment on the majority of the application site, approximately 4 hectares, refused on appeal (4518/29). The Inspector concluded that the application was premature and would prejudice the outcome of the Development Plan process in relation to the overall development of the Hamworthy area. At that time the adopted Poole Local Plan did not identify the site for residential use, although the deposit version of the First Alterations to the Plan did. The application was supported by a planning obligation that would have provided 20% affordable housing, 1hectare of land for leisure and recreational use; a contribution of £150,000 towards providing access to Hamworthy Park; and would have secured access from Blandford Road to the adjacent James Bros site.
  • 2001: Outline application for residential redevelopment on the remainder of the application site, an area of approximately 0.2 hectares fronting Blandford Road, allowed on appeal (4518/30). This permission remains capable of implementation.
Planning Policy

The application was initially advertised as a Departure from the Poole Local Plan (1998). Following the adoption of the Poole Local Plan First Alteration (adopted 2004) the proposals no longer represent a departure from the Development Plan.

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