99 homes and park-and-stride at Land West Of Gladstone Terrace, Coxhoe

What was proposed

The application sought 99 dwellings, including bungalows and affordable homes, together with a 32-space community park-and-stride facility.

“The amended application seeks full planning permission for the erection of 99 dwellings and community park and stride. Specifically, the development proposes the following mix of dwellings: • 10 two-bedroom bungalows; • 5 two-bedroom houses; • 13 three-bedroom houses; • 58 four-bedroom houses; and • 13 five-bedroom houses…”

“The application submits the following Affordable Housing provision, to be secured under a legal agreement: • 10 Affordable Home units; and • 5 Affordable Rent units.”

Officer report

The site and surroundings

The site comprises two agricultural fields and an access track beside Stray Aid, close to Gladstone Terrace, Coxhoe Primary School and the A1(M).

“The application site comprises two agricultural fields and an access track adjacent to the site of Stray Aid which is an animal shelter. The site measures a total of 4.39 hectares (ha) in area. The site is located directly to the west of the Edwardian housing of Gladstone Terrace and east of Stray Aid. Coxhoe Primary School also lies in close proximity to the east. To the south at a lower ground level lies the A1(M).”

“A small section of the site lies within the Coalfield Development High Risk Coal Area as identified by the Coal Authority, with the remainder of the site within the Low Risk Coal Area. There are no designated heritage assets within or adjacent to the site, with the nearest listed building being the Grade II listed Coxhoe War Memorial 517m to the north east of the site beyond current built form.”

Officer report

What officers recommended

Officers recommended approval because the scheme complied with relevant policies, while mitigation reduced noise and other harms and housing benefits were significant.

“The development complies with CDP Policy 6 and other relevant CDP and NPPF policies on highway safety, layout and design, heritage, residential amenity, ecology, flooding and drainage, and infrastructure requirements. The benefits associated with the delivery of market and affordable housing are considered significant benefits weighing in favour of the proposals 399.”

“Significant social and economic benefits from delivering housing at a time where the Council cannot demonstrate a 5-year housing land supply • Significant social and economic benefits through the provision, of 15 affordable housing units (in line with policy requirements), including 10% housing for older persons. • Limited benefits from contributions to enhancement of public open space and on- site green space which would be accessible to the wider settlement.”

Officer report

Who spoke

The parish council chair, two local members and the applicant’s representative addressed the committee about education, parking, timing, highways and benefits.

What members debated

Members discussed education funding, park-and-stride delivery, the recent parking restrictions, rear parking and the effects of nearby kennels.

“The Strategic Development Manager explained that the SPD provided details for calculating contributions in relation to education provision and focused on schools within a two mile walking distance. The capacity of schools was determined and a 5% buffer added with projected pupils generated over 2-3 years. For this application they were projected over a year period and a deficiency was expected in 2027-28.”

“Councillor Wilkes was satisfied that the highways issues had been addressed but remained concerned about the timescales of the park and stride. The TRO would restrict parking and therefore cause issues in the interim. Construction would take place over a 2-3 year period and 9 months for the provision of a timetable was unsatisfactory. The Senior Planning Officer confirmed that the Developer required appropriate time to determine a timescale for delivery.”

Minutes

The vote and decision

Councillor Woodhouse moved approval, Councillor Hope seconded it, and the committee approved the application subject to conditions and a Section 106 agreement.

“Cllr Woodhouse highlighted the significant work which had been undertaken to improve the scheme and referring to previous issues raised about the nearby kennels he confirmed he had attended an event and there had been no issues. The only time he heard any noise was for ten minutes at feeding time. The park and stride was essential to assist with road safety and he moved a motion to approve the application, which was seconded by Councillor Hope.”

“That the application be APPROVED subject to the conditions outlined in the report, and completion of an agreement under Section 106 of the Town and Country Planning Act 1991 (as amended) to secure:”

Minutes