Agenda item

To determine the application.

David Rowen presented the report to members.

Members received a presentation in objection to the application, in accordance with the public Participation Procedure from Ruth Johnson, a local resident.

Ms Johnson expressed the opinion that the drainage and sewerage in the area has had various issues since the houses were built in All Saints Close, approximately 20 years ago with there being issues with the drains/sewers blocking and having to be jet washed regularly to keep issues at bay. She stated that by adding further houses to this sewer it will cause huge problems and blight resident's lives even further together with All Saints School which also has regular issues with the sewers.

Ms Johnson questioned the access to the construction site with regard to- where will the construction traffic enter the building site and stated that she has concerns if it is through All Saints Close regarding size, weight, and being able to get through as very often there are cars double parked. She added that if the construction traffic accesses through All Saints Close are the developers aware of restrictions of deliveries because of the children's safety owing to the close proximity of All Saints School with deliveries not permitted between 8.30 - 9.30am and between 2.30 - 3.30 pm. County Road is hazardous at these times and, the last thing residents, children and parents want is HGVs trundling through whilst small children are going to/coming home from school.  She queried whether the developers would adhere to a speed limit restriction of 10mph and commit to no HGVs during school run times?

Ms Johnson stated that the proposed number of dwellings seems high in relation to the size of the area and questioned whether it will be overcrowded and whether the current residents of All Saints Close will have their view of the park obscured or have their privacy invaded.

She expressed the view as to whether the developers are aware of the admissions criteria for All Saints School  as the school is very much oversubscribed and criteria is based on faith, then siblings, then children in care.

Ms Johnson added that All Saints School participates in the Junior Travel Ambassador Scheme (JTA) run by Cambridgeshire County Council (CCC) and has been approached to take part in the School Streets Scheme which is a scheme to reduce traffic around schools, improve the health of children as parents need to park away from the school and walk. This scheme involves closing the road to traffic except for emergency vehicles and it supports the promotion of sustainable travel, promotes clean air for children, and boosts health and well-being. She expressed the view that it is highly likely All Saints will participate in this scheme, therefore, residents (and construction traffic) will not have access to a ring-fenced area in County Road at school drop off times with All Saints actively working to reduce traffic around the school.

Ms Johnson stated that deer and rabbits are regularly seen on this site as it adjoins the park and green spaces are an essential element of neighbourhoods and make a profound contribution to people's well-being and quality of life.

Members received a presentation in support of the application, in accordance with the public Participation Procedure from Kimberley Brown, the Agent.

Ms Brown stated that the Agent has worked closely with Council officers, both through pre-application discussions and through the consideration of this application, and have made revisions in line with officers’ advice to reach the scheme that is before the committee today. She added that public consultation took place prior to the submission of the application in order that local stakeholders and residents could view the proposals and provide their feedback.

Ms Brown explained that the application proposes the development of 19 dwellings in the form of both detached and semi- detached homes with a mixture of 2 bedroom, 3 bedroom and 4 bedroom dwellings proposed. She stated that the application site benefits from Reserved Matters approval for 22 dwellings, which is extant, as part of the housing development at All Saints Close and the site is also located within the built up area of March with the principle of the proposed development being acceptable.

Ms Brown expressed the opinion that the design and layout of the proposed development is of high quality and has been informed by the constraints of the site with the proposals ensuring the retention of TPO trees along the site’s northern boundary. She stated that, the opportunity has been taken to formalise the pedestrian route that currently runs through the site from All Saints Close to the public open space and railway station to the north, significantly improving the safety and security of this route for pedestrians and cyclists. Ms Brown advised that the proposal also include landscaping to the front of all properties, along with good sized gardens, which ensures that the proposed development respects surrounding residential development and the proposal has been designed to ensure significant distances exist between the proposed dwellings and those which already exist at Robingoodfellows Lane and All Saints Close.  She referred to the committee report which confirms that the proposal is not considered to give rise to any unacceptable overlooking, overbearing impact or overshadowing.

Ms Brown added that the committee report confirms that the proposed development is technically acceptable in all respects and that there has only been one objection to the proposal.

She stated that the application site is located in flood zone 1 and is, therefore, at very low risk of flooding with surface water drainage details having been discussed with the Lead Local Flood Authority as part of this application and confirmed as acceptable. Ms Brown added that the committee report confirms that the application proposal will have no unacceptable impact in terms of highways safety and that parking provision is in accordance with policy requirements. She added that the proposal includes for biodiversity enhancements through the provision of log piles and bat and bird boxes and the committee report confirms that the PCC Wildlife Officer considers the proposal to be acceptable.

Ms Brown added that low level bollard lighting is proposed within the site to ensure that the proposal does not result in any unacceptable adverse impact from light pollution and this will, ensure the safety and security of residents and of pedestrians and cyclists utilising the significantly improved footpath link through the site.

She expressed the opinion that in order to ensure that impacts associated with the construction of the proposed development on both neighbouring residential properties and All Saints School are appropriately managed, the applicant has confirmed that they are happy to accept a condition requiring the submission and agreement of a Construction Method Statement before the development is commenced.

Ms Brown added that as a result of the abnormal costs associated with developing this site, including the need for storm and foul water pumping stations, offsite highways costs and archaeological investigation, it is not possible for the proposal to make off site contributions or deliver affordable housing with the application submission supported by an open book viability assessment which has been scrutinised by officers and confirms that the scheme is unviable and therefore, in accordance with national planning policy, the scheme should be allowed to proceed unencumbered by S106 obligations.

Ms Brown expressed the view that the scheme will also result in the delivery of a number of benefits including 19 new homes; economic benefits associated with the construction phase and new residents providing custom for existing services and facilities in March; and improved footpath provision through the site.

Members asked officers the following questions;

·         Councillor Benney stated there are no Section 106 contributions from this application and questioned why the County Council are not making a contribution?. David Rowen stated that a bespoke viability assessment has been carried out on this scheme and the County Council Section 106 Officer has highlighted that there is no scope to deliver any contributions.

Members asked questions, made comments and received responses as follows;

·         Councillor Cornwell stated that the proposed site is infill development and is adjacent to a large open recreation space adding he is pleased to see the footpath reinstated which will make the train station more accessible. He expressed the view that with regard to the storm and foul water issue there are planned pumping station provisions to be included on site which are costly according to the report so there is no Section 106 contributions which he feels is morally wrong. He expressed the view that he appreciates that there will be issues with regard to All Saints School, but there will be traffic management put in place and he will support the application.

·         Councillor Connor is also disappointed that there are no Section 106 contributions, but the application brings much needed housing to Fenland and he will be supporting the application.

·         Councillor Murphy expressed the view that he will be supporting the application and made the point that there are no objections from any statutory consultees.

·         Councillor Sutton stated that he will be supporting the application and he would ask officers to address the Construction Management Plan to ensure that the timings of any deliveries do not conflict with the school starting and finishing times. He expressed his opinion that he finds it disgraceful that there are no Section 106 Contributions being provided.

·         Councillor Lynn agreed with the comments raised by both Councillor Benney and Councillor Sutton with regard to the lack of Section 106 contributions’ from the County Council. He added that he is happy to support the application, but deliveries should be suspended during school drop off and collection times.

·         Councillor Murphy stated that the County Council have included pumping station provisions within their proposal which are costly.

·         David Rowen added that condition 4 in the report states that the detail of the Construction Management Plan including the detail of delivery times should be submitted and agreed with officers.

·         Councillor Marks asked how the delivery times are monitored to ensure they are being adhered to?. David Rowen stated that once it is agreed it is able to be monitored by the Enforcement Team.

Proposed by Councillor Murphy, seconded by Councillor Benney and agreed that the application be APPROVED as per the officer’s recommendation.

(Councillor Hay declared an interest by virtue of the fact that she is a Cambridgeshire County Councillor and until recently was Vice Chairman of the Commercial and Investment Committee who act as shareholders for the County Council in ‘This Land’ which is wholly owned company by the County Council. The developers for this agenda item are ‘This Land’ and therefore she left the meeting for the entirety of this item.)