Agenda item

To determine a full planning application from Bellway Homes (North East) for the erection of 215no. residential dwellings with access, landscaping, sustainable drainage and associated infrastructure.

Speaking rights have been granted to:

·       Objectors, Maureen Walsh, Katie McNally, Angela Mciver, Peter Kirkley, Paula Leathers, Martin Collins and Allan Henderson.

·       Councillors Louise Marshall and Gary Madden, Wallsend Ward Councillors

·       A representative of the applicants, Bellway Homes (North East)

The Committee considered a report from the planning officers, together with two addendums circulated prior to the meeting, in relation to a full planning application from Bellway Homes (North East) for the erection of 215no. residential dwellings with access, landscaping, sustainable drainage and associated infrastructure.

The application had previously been considered by the Committee at its meeting on 17 January 2023.  Following the meeting, a further representation had been submitted on behalf of Wallsend Boys Club which raised a number of issues detailed in the planning officers report. Having reviewed these issues, it was considered appropriate to bring the application back to the Committee for re-consideration.  The planning officer’s report had been updated/amended where necessary and the applicant had submitted an addendum to its Open Space Assessment and a Planning Note.

A planning officer presented details of the application with the aid of various maps, plans and photographs.

In accordance with the Committee’s Speaking Rights Scheme, Maria Ferguson addressed the Committee on behalf of Wallsend Boys Club and a number of objectors who had been granted permission to speak to the Committee namely, Maureen Walsh, Katie McNally, Peter Kirkley, Martin Collins and Allan Henderson. She was accompanied by Steve Dale of Wallsend Boys Club.

Maria Ferguson noted with regret that it had been necessary for the Committee to reconsider the application following the representations made by Wallsend Boys Club highlighting deficiencies in the earlier decision and indicating that the Club were willing to challenge the decision. The Boys Club remained opposed to the loss of the open space as it provided one of the few opportunities in the area to meet a growing need for sports facilities. There was concern that if the poor condition of the open space could justify its loss then this would set a dangerous precedent for other sites. The application did not comply with relevant planning policies in relation to the loss of open space, the Authority’s Green Space and Playing Pitch Strategies were out of date and the proposed creation of new open spaces were not comparable in terms of their potential for sport and recreation. Concern was also expressed regarding the proposed access to the development via Rheydt Avenue which by virtue of the density of dwellings on the site would lead to undue pressure on the highway network. As the development was contrary to the local plan and would be detrimental to the health and wellbeing of the local community the Committee were urged to refuse the application.

Steve Dale expressed his concerns regarding the role of Bellway Homes, as the applicants, in addressing the Boys Club’s challenge of the Committee’s earlier decision. He was also critical of the Authority’s communications to objectors regarding the re-consideration of the application. The original letter contained an error regarding the date of the meeting which put into question any trust in the planning officers report. Mr Dale challenged the estimated number of traffic movements associated with the development as these had been calculated by netting off traffic movements to and from the golf club, whose membership had now significantly decreased. He asked why the leaseholders of the site had not maintained or developed the site for recreational use and questioned Sport England’s decision not to object to the application.

Councillor Louise Marshall had been granted permission to speak to the Committee as ward councillor for the Wallsend Ward. Councillor Marshall had declined an invitation to speak at the meeting but had submitted a written statement which was considered by the Committee.

Sandra Manson of Pegasus Group, accompanied by Mark Gabriele of Bellway Homes (North East), addressed the Committee to respond to the speakers’ comments. She thanked officers for working with the applicant to formulate a robust application which provided a plethora of benefits and mitigated its impacts. The application complied with the Local Plan when read as a whole and would make a valuable contribution towards the Authority’s 5 year housing land supply and its commitment to provide 5000 affordable homes. She highlighted that the Authority did not have a 5 year housing land supply and therefore there was a presumption in favour of the development unless its impacts significantly and demonstrably outweighed the benefits. The impacts of the development had been assessed and no objections had been received from any statutory consultees, including Sport England. She described how the impact of the development in terms of loss of open space, highway safety, ecology, flood risk, and residential amenity had been assessed and set out details of the proposed mitigations. The scheme would also deliver a range of benefits including affordable housing, employment, biodiversity, sports facilities and highways improvements.  As the impacts of the development did not outweigh the benefits the Committee were asked to support the officer recommendations.

Members of the Committee asked questions of the speakers and officers and made comments. In doing so the Committee gave particular consideration to:

a)      the evidence to emerge from the addendum to the applicant’s Open Space Assessment and its desk top study of changes to green space in the Northumberland Ward since the Green Space Strategy was updated in 2015;

b)      the definition of open space contained within the National Planning Policy Framework;

c)        the status of the Authority’s Green Spaces Strategy 2015 and Playing Playing Pitch Strategy 2013 in determining the application;

d)      the impact of the development on the loss of open space;

e)      details of how the new open space within the development would be maintained;

f)        the impact of the development on highway safety in the area;

g)      the estimated number of vehicular movements on Rheydt Avenue and the methodology used to calculate the projections;

h)      the measures to be incorporated within the Travel Plan to minimise single occupancy car travel and improve accessibility to the development by a range of modes of transport;

i)         the applicant’s landscaping scheme and biodiversity net gain assessment which demonstrated that a 10.83% net gain would be achieved by way of both on site compensation and off site compensation in Wideopen; and

j)         the latest Housing Land Availability Assessment which demonstrated that the Authority did not have a 5 year housing land supply and its effect on the allocations of housing land within the Local Plan 2017.

The Chair proposed acceptance of the planning officer’s recommendation.

On being put to the vote, 6 members of the Committee voted for the recommendation and 4 members voted against the recommendation.

Resolved that (1) the Committee is minded to grant the application; and

(2) the Director of Regeneration and Economic Development be authorised to issue a notice of grant of planning permission subject to:

i)    the conditions set out in the planning officers report;

ii)    the addition, omission or amendment of any other conditions considered necessary by the Director of Regeneration and Economic Development; and

iii)   completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure a financial contribution for the following:

- Affordable housing provision

- Allotments £21,600.00

- Ecology and Biodiversity £41,925

- Parks and Greenspace £114,421

- Built Sports Facilities £186,932

- Play/Multi Use Games Area £150,500

- Playing Pitches £162,219

- Primary Education £65,000

- Coastal mitigation £32,465

- Employment and Training £49,000

- Highways £50,000

- Travel Plan Bond £100,000

(Reasons for decision: The Committee concluded that, having regard to the relevant policies contained in the Council’s Local Plan 2017 and National Planning Policy Framework, the proposed development was acceptable in terms of the principle of development. Furthermore, its impact on the amenity of existing and future occupiers, the character and appearance of the area, biodiversity and landscaping, highway safety and flood risk were acceptable and did not significantly and demonstrably outweigh the benefits.)

(At the conclusion of this item Councillor M Rankin left the meeting.)