750-home mixed development at Land East of Bower Lane, East Bower, Bridgwater

What was proposed

The hybrid application sought up to 750 homes, a primary school, community facility, open space, access works, a spine road and noise bund.

“The full element of the application seeks consent for the formation of a noise bund, spine road and associated landscaping, drainage and other engineering works.”

Officer report

The site

The approximately 32-hectare site comprises fields east of Bridgwater, between Westonzoyland Road, the built-up area and the M5 motorway.

“Site and surroundings 4.2.1 This c.32 hectare site is located to the east of Bridgwater and forms the central section of the East Bridgwater allocation for about 1,200 houses as set out by policy B3 of Local Plan. It sits to the north of the A372, Westonzoyland Road, between the existing eastern edge/built up area of Bridgwater and the M5 motorway.”

Officer report

What officers recommended

Officers recommended approval because the allocated site would provide housing and strategic infrastructure, with mitigation secured through a legal agreement and conditions.

“Planning application 09/23/00003 seeks permission for up to 750 dwellings, a primary school site, community facilities, public open space, landscaping, drainage infrastructure, a strategic spine road and an acoustic bund on land east of Bower Lane, Bridgwater. The site forms the final significant part of the East Bridgwater allocation under Policy B3.”

“Notwithstanding these concerns, the majority of technical consultees, including Somerset Highways, National Highways, the Environment Agency, Natural England and Education Services, raise no objection subject to planning conditions and obligations which are to be secured through a legal agreement. Officers conclude that impacts relating to highways, flooding, ecology, drainage, landscape and sustainability can be appropriately mitigated.”

Officer report

Who spoke

Five objectors, two councils, the divisional member and the applicant’s agent addressed members about impacts, local needs, viability and proposed improvements.

Members’ debate

Members debated viability, affordable housing, healthcare, traffic, education, the revised national policy framework and housing supply before seeking clearer legal agreement provisions.

“Development viability and the independently reviewed viability assessment. • The affordable housing offer and whether further provision could reasonably be secured. • Healthcare funding and the position of the Integrated Care Board. • Traffic generation and highway modelling. • Education provision and consultees' responses. • The implications of the updated NPPF and the Council's housing land supply position.”

“Officers advised Members regarding evidential requirements for refusal and policy considerations, along with a further explanation of the provisions in the proposed Section 106 Legal Agreement.”

Minutes

The votes

The refusal motion was lost by two votes to three, with five abstentions; the grant motion passed by five votes to two, with three abstentions.

“The proposal to refuse the application was lost; 2 votes for, 3 votes against and 5 abstentions.”

“The proposal to grant planning permission was carried; 5 votes for, 2 votes against and 3 abstentions…”

Minutes

The final decision

Planning permission was granted subject to a Section 106 agreement and amended conditions, including changes discussed during the meeting.

“After these deliberations Councillor Alistair Hendry proposed to grant planning permission subject to conditions as recommended in the report as amended by the wording as set out on the supplementary update sheet (conditions 3, 47 and 49) and the completion of a Section 106 Legal Agreement with the amendments set out by members during the debate. This proposal was seconded by Councillor Pauline Ham.”

“To grant planning permission subject to the satisfactory completion of an agreement under Section 106 of the Town and Country Planning Act and conditions as recommended and amended, as discussed.”

Minutes