Retirement-led mixed-use development at Site to the East of New Road, West Parley

What was proposed

The scheme included retirement and general-market apartments, commercial units, a café with drive-through, EV charging, public open space and parking.

“Application Number: P/FUL/2024/06847 Webpage: https://planning.dorsetcouncil.gov.uk/ Site address: Site to the East of New Road, at the junction with Christchurch Road West Parley Proposal: Erect a mixed use development comprising of retirement living apartments, general market apartments, commercial units falling within class e (a), (c), (f) and (g subsection i), a café/drive through, EV charging station, public park and square (revised plans and information submitted June…”

“Description of development 5.1 The proposed development would comprise of: - McCarthy Stone retirement-living apartment building - 50 apartments - Commercial units at ground level - 251sqm - General Market Apartments - 25 apartments - Cafe with drive-thru - 170sqm - New linear park fronting Christchurch Road - Electric-vehicle fast charging station – 10 spaces - All necessary service, parking, and amenity spaces for the proposed buildings - The mature tree belt along the…”

Officer report

Earlier permissions

An outline permission covered homes, retail, offices, a food store, access roads and open space, followed by permissions for the food store and residential phases.

“Again, the site forms part of the Land to the east of New Road West Parley identified as a development site in the Christchurch and East Dorset Local Plan 2014 under Policy FWP6 and granted Outline Planning Permission under Application number 3/17/3609/OUT. Any relevant planning history is related to the associated developments approved under Policy FWP6.”

“Non material amendment to P/A 3/17/3609/OUT (Outline application (All matters reserved except for access and associated link road); with up to 386 dwellings (Class C3); up to 1000sqm of retail units (Classes A1-A5); up to 900sqm of offices (Class B1) and up to 2200sqm of food store (Class A1); together with accesses, a link road and associated highway works, public open space including SANG, allotments, landscaping and associated works.) to amend condition 5 to remove the…”

Officer report

What officers recommended

Officers recommended approval subject to a Section 106 agreement and conditions because the proposal was acceptable across the main planning issues.

“A) GRANT planning permission following completion of a S106 Planning Obligation to secure:”

“Issue Conclusion Principle of development Acceptable subject to condition Scale, design, impact on character and appearance Acceptable subject to condition Impact on the living conditions of the occupants and neighbouring properties Acceptable subject to condition Flood risk and drainage Acceptable subject to condition Economic benefits Acceptable subject to condition Highway impacts, safety, access and parking Acceptable subject to condition Impact on trees Acceptable…”

Officer report

The main planning balance

Officers accepted reduced commercial provision because the proposal would provide 75 homes, including retirement housing, alongside public space, services and economic benefits.

“Officers recognise that the proposed shows intent to comply with Local Plan policies FWP5 and FWP6 with the provision of an extension to the village centre in the form of 251sqm of commercial space, 500sqm of public squares and 1200sqm of public park.”

“The provision of 75 units, including much needed retirement living specific units, is a significant addition to the housing supply. The benefit of this housing provision, albeit without an affordable housing contribution, is afforded significant weight. While affordable housing cannot be viably delivered (as detailed later in this report), the Local Plan allows for viability considerations.”

Officer report

Objections and support

There were 26 objections and two comments, citing overdevelopment, the drive-through, traffic, services, height, design, trees and wildlife; the café, open space and retirement housing were welcomed.

“Summary of objections: (full comments available online) - Overdevelopment of the site. - Drive through not needed. - Impact on existing services such as schools and doctors. - Increased traffic impacts. - Doctors’ surgery required. - Proposed development is too high. - Design is out of character with the area. - Housing for older people not needed. - Flats will not encourage buyers. - Concern about existing trees. - Concern about existing wildlife.”

“Summary of comments: (full comments available online) - Café and open space welcome. - Retirement living is welcomed.”

Officer report

What a resident said

A resident opposed the drive-through, questioned local health provision and raised concerns about flooding, climate change, sewage, the SANG and the need for a site visit.

What members discussed

Members questioned viability, retail loss, access, design, parking, crossings, trees, biodiversity, drainage, obligations, conditions and links to the supermarket.

“Members questions and comments • Noted the viability statement in the conditions, recognising the absence of affordable housing, and queried which aspects of the development would be at risk if the scheme was not viable and how viability could be achieved. • Raised concerns regarding the consequences of reduced profit. • Queried how cars would access the retail shops. • Asked whether residents would have access to the roof.”

“Expressed disappointment at the elevations, noting that ground-floor flats could have included shops to improve attractiveness. • Highlighted a discrepancy in tree heights and requested clarification regarding screening. • Queried whether a monetary contribution had been provided. • Questioned the relevance of amenity space for residents with limited mobility.”

Minutes

The committee’s decision

The committee resolved to grant permission subject to completion of the Section 106 legal agreement and the conditions in the officer recommendation.

“Decision: To grant subject to the completion of a S106 legal agreement set out in Section 16 of the officer’s report.”

Minutes