172-home estate regeneration at Regeneration Of Podsmead Estate, Gloucester

What was proposed

The application proposed demolishing existing buildings and structures to provide 172 homes, commercial space, improved public areas and supporting infrastructure.

“Proposal: Full planning permission for demolition of existing buildings and structures and development to provide 172 residential dwellings, premises for commercial/business/services use, improvements to the public realm, including public open space and associated infrastructure including drainage, access roads, highway improvements and parking.”

“The application site comprises eight development sites, five of which are sited on the existing public open space: • Site 1 – Sited in the central section of the green space sitting between Scott Avenue and Masefield Avenue and running on a northwest-southeast axis. • Site 2 – Sited at the southern end of the same open space. • Site 5 – Sited at the northern end of the same open space.”

Officer report

The site and existing homes

The estate includes housing, two large open spaces, play and sports facilities, and boundaries formed by roads, an industrial estate, school and parkland.

“Podsmead estate is located 3km south-west of the City centre. The application site is bordered along its southern edge by Cole Avenue (A38). An industrial estate, accessed from Bristol Road, runs along the western boundary. Along its eastern edge the estate is bounded by Podsmead Road, The Crypt School, Gloucester Athletics Club, the Laburnum housing estate and Tuffley Park. The northern boundary is defined by Tuffley Avenue.”

“The application site includes two large linear areas of public open space. One runs north to south between Masefield Avenue and Scott Avenue. This area of open space currently includes a play area, Multi-Use Games Area (MUGA), informal sport with a grass pitch and goals and memorial/sensory garden. The second area of open space runs east to west between Byron Avenue and Cole Avenue, there is currently no formal sport or play areas on this land.”

Officer report

Earlier planning history

Earlier applications concerned environmental-impact screening for the estate regeneration, including a proposal for 173 homes and improvements to open spaces.

“Application Number Proposal Decision Decision Date 20/00337/EIA EIA Screening. SCR 21.05.2020 24/00240/EIA Environmental Impact Assessment (EIA) screening opinion for the regeneration of Podsmead to include the construction of 173 units (64 of which are replacement dwellings), building on POS, improvements to existing open spaces and retail/community uses. SCR 20.05.2024”

Officer report

The planning balance

Officers described the case as finely balanced, with modern social housing and other benefits weighed against substantial public-open-space loss and related disadvantages.

“Conclusions 6.212 This application has been considered in the context of the policies and guidance referred to above. The consideration of this application is very finely balanced. On the positive side the application would result in the provision of 172 modern, energy efficient, socially rented houses and the associated benefits this would create.”

“Public benefits of the scheme 6.213 • The provision of a total of 172 residential units proposed for social rent (a net increase of 108 units) offering a range of benefits, including: o 112 homes meeting M4(2) standard and 12 homes meeting M4(3) standards. o An improved housing mix with the provision of a number of larger family homes. o Double occupancy on 67% of homes. o Functional private amenity space to be provided for all homes.”

Officer report

Consultation and objections

Consultees generally raised no objection subject to conditions, while the open-space adviser maintained an in-principle objection and residents raised concerns about loss, traffic, displacement and disturbance.

“Gloucestershire County Council, the Highway Authority has undertaken a full assessment of the planning application. The Highways Development Manager on behalf of the County Council, under Article 18 of the Town and Country Planning (Development Management Procedure)(England) Order, 2015 has raised no objection subject to conditions and financial obligations.”

“Landscape and Open Space and Playing Pitch Adviser An ‘in-principle’ objection to the significant loss of open space is maintained. The applicant has sought to justify the loss of POS, through The Case for Regeneration, the Planning Statement and the Open Space and Play Strategy. Whilst useful improvements to the on-site POS offer have been agreed with the applicant through a number of revisions, the ‘in-principle’ objection remains.”

Officer report

What local people said

Objections focused on losing mature trees, wildlife and green space, increased traffic and pollution, privacy, parking, construction impacts and uncertainty about rehousing and compensation.

“A further 7 letters of objection were received following the second consultation raising the following issues: • Concern about accessing garage during construction works. • Concerned about the impact on property and impact on privacy and arrangements to mitigate this. • What arrangements are being made for traffic problems associated with the application in conjunction with parking problems associated with The Crypt School.”

Officer report

Who spoke at committee

The ward member supported regeneration in principle but opposed the current loss of green space, while the applicant’s agent highlighted housing, accessibility, retail, recreation and financial benefits.

Members’ debate

Members discussed housing need, density, design, traffic, parking, local shops, open space, the BMX track, education and whether the application should be deferred or approved.

“Councillor Lewis described the decision as a “toss-up.” He expressed concern about the impact on local residents. He said that if a Tesco were introduced, it would threaten the existing shop. He criticised the design of the scheme. He stated he would vote against the application.”

“Councillor Harries stated that while the plans were generally good, he had concerns about the loss of open space and traffic on Scott Avenue. He said he might have supported the scheme if more open space had been retained.”

Minutes

The votes

A motion to defer fell, followed by a motion to grant permission that also fell; a motion to refuse then passed.

“Councillor Gravells proposed, and Councillor Tracey seconded, a motion to defer the application to allow for a site visit and to consider several issues raised during the meeting, including the loss of green open space and educational provision concerns. The motion to defer was put to a vote and fell.”

“Councillor James proposed and Councillor Bhaimia seconded a motion to grant the application, subject to the conditions outlined in the report, as amended in the late material. This motion was put to a vote and fell.”

Minutes

Why permission was refused

The committee refused because the development would significantly reduce public open space and would not provide enough play and sports facilities for the additional homes.

“Councillor Wiederhold proposed and Councillor Lewis seconded a motion to reject the application on the grounds that the proposed development would result in a significant loss of existing public open space and failed to provide adequate facilities to meet the play and sports needs arising from the increased number of residential units proposed, thereby reducing the overall availability and amount of open space to address the current and future health needs of the residents,…”

“RESOLVED that the application was refused on the grounds that the proposed development would result in a significant loss of existing public open space and fails to provide adequate facilities to meet the play and sports needs arising from the increased number of residential units proposed, thereby reducing the overall availability and amount of open space to address the current and future health needs of the residents, failing to promote social wellbeing and contrary to the…”

Minutes