Agenda item

PROPOSAL: Approval of reserved matters relating to layout, scale, appearance, and landscaping (pursuant to outline planning permission ref: 22/00834/OUT) for 238 dwellings, public open space, and associated highway infrastructure at land south east of Bluebell Road, Wheatpieces, Tewkesbury.

OFFICER RECOMMENDATION: Approve.

19.18        This was an approval of reserved matters application relating to layout, scale, appearance, and landscaping (pursuant to outline planning permission ref: 22/00834/OUT) for 238 dwellings, public open space, and associated highway infrastructure at land south east of Bluebell Road, Wheatpieces.

19.19        The Development Management Team Manager (East) advised that the principle of residential development at this site had been established through the outline planning permission, which was granted by Members in February 2024.  A separate reserved matters application had also been submitted for the sports pavilion, sports pitches and associated infrastructure which would be determined under delegated powers.  Planning permission had already been granted by the Local Planning Authority for the approval of a 290m long hedgerow and post and rail fence along the eastern boundary of the site.  This reserved matters application proposed 238 dwellings on 13.69 hectares, excluding the pavilion and playing fields, with an average site-wide density of 17.4 dwellings per hectare.  Excluding the playing fields there would be 6.42 hectares of public open space, rising to 7.54 hectares once the playing fields were included.  The proposal had been revised during the application process further to comments from Officers and statutory consultees.  The scheme would deliver 143 open market dwellings and 95 affordable dwellings, of which 57 would be social rented and 38 would be shared ownership, equating to 40% of the total number of dwellings.  As set out in the Committee Report, Officers had carefully considered the application and, following negotiations with the developer, the details within the reserved matters were considered to be acceptable.  Therefore, the Officer recommendation was to approve the application.

19.20        The Chair invited the applicant’s representative to address the Committee.  The applicant’s representative indicated that he did not wish to repeat the matters covered within the Committee report, which provided an excellent well-balanced summary of the application before Members today, rather he intended to emphasise a few key aspects of the proposals.  Firstly, as Members were aware, the site benefited from outline planning permission for new homes, public open space, associated infrastructure, and a new community sports pavilion and playing field which was an integral part of proposal.  Whilst this application was for the residential and public open space elements, Members would be aware that the sports pavilion was subject to a linked, albeit separate, reserved matters application.  Both applications had been shaped directly by several constructive meetings with Officers, statutory consultees and key stakeholders. Working collaboratively, the proposals had been subject to a number of changes in order to ensure a high-quality design was achieved whilst meeting the necessary technical standards.  The proposal before Members was for 238 new homes, of which 40% were affordable homes equating to 95 dwellings, providing a mix of type and tenure, including bungalows, to meet local need and demand, and was supported by the Council’s Housing Officer.  Importantly, photovoltaic panels and 7kw electric vehicle chargers would be installed to all new homes.  Over 18 acres of new formal and informal public open space would be created, comprising new tree planting, wildflower meadows, a community orchard, a trim trail, sport pitches and a children’s play area.  In addition, over 2km of new hedgerow was being planted, including a 290m long section which had already been approved by a separate reserved matters consent.  Notably, this section would be planted in October at the start of the planting season.  The new landscaping proposals would deliver significant biodiversity net gain on site, representing a 41.34% increase in habitats and 51.40% increase in hedgerows.  Responding to the request from Members, a new Pegasus crossing would be installed prior to the first occupation, ensuring a safe crossing point was provided over the new access road for horse riders and pedestrians. The developer had always been committed to the immediate delivery of consented new homes and would follow this approach through to the much anticipated community sports pavilion which, as outlined within the Committee report, would be approved should Members accept the Officer recommendation today.  In that respect, it was intended to commence construction of the development later this summer, including the pavilion and playing field, enabling this much needed new facility to be completed in late 2025.  He hoped Members would feel able to support the Officer recommendation and approve the application.

19.21        The Chair indicated that the Officer recommendation was to approve the application and he sought a motion from the floor.  A Member expressed the view this was a well-designed development with a lot of open space; however, she had concerns regarding the maintenance of those areas and asked how it could be ensured that the management company this was ultimately passed to would actually maintain the development.  In response, the Development Management Team Manager (East) acknowledged it was difficult to keep control of the maintenance of the site but, given the residents would be paying into a management company, there should be pressure from them to keep it up.  Another Member sought clarification as to the location of the car parking for the sports pitches and asked if there was any provision for coach parking as this had been an issue on other sites.  The Development Management Team Manager (East) advised that the sports pitches were subject to a separate reserved matters application which had been agreed by County Highways in terms of traffic movements and parking provision.  The plan showed where the parking would be situated and the report from that reserved matters application set out there would be 45 spaces, including five disabled spaces, as well as oversized spaces to accommodate minibuses from visiting teams.  The County Highways representative explained that the estate had been designed to accommodate a bus route around it – it was a looped site so there should be no issues with a bus driving in, picking up/dropping off and proceeding without turning around, although there was a small turning head which, if clear, should be sufficient to make any turning manoeuvre. 

19.22        It was proposed and seconded that the application be approved in accordance with the Officer recommendation.  The seconder of the motion thanked the developer for listening to the comments at the outline stage in relation to the Pegasus crossing.  The proposer of the motion agreed with the earlier comments that this was a well thought out application and he liked the way the energy strategy had been put front and centre of it.  He felt the developer had gone the extra mile beyond the design codes in relation to that and it was an example for others in terms of how the Council wanted to work with developers.  Upon being put to the vote, it was

RESOLVED           That the application be APPROVED in accordance with the Officer recommendation.