Address:       Land adjacent to St Marys (Stotfold) Lower School, Rook Tree Lane, Stotfold, Hitchin SG5 4DJ

Reserved Matters: Appearance, landscaping, layout and scale for 15 dwellings, Application No. CB/16/01148/OUT dated 08/09/2016

Applicant:     Staske (London) Ltd

The Committee considered a report regarding Planning Application No. CB/17/02417/RM, a Reserved Matters application for the appearance, landscaping, layout and scale for 15 dwellings  (Application No. CB/16/01148/OUT dated 8 September 2016) on land adjacent to St Mary’s (Stotfold) Lower School, Rook Tree Lane, Stotfold. Hitchin, SG5 4DJ.

In advance of consideration of the application the Committee’s attention was drawn to additional comments and amended conditions as set out in the Late Sheet.

In advance of consideration of the application the Committee received representations from Stotfold Town Council, an objector to the application and the applicant under the public participation scheme.

A Member sought clarification from the objector with regard to the low number of objections which had been received.  In response the objector explained that many mothers, concerned at the detrimental impact by the application on the safety of children walking to St Mary’s Lower School, had written in to object at the outline application stage.  However, some had decided not to actively continue their objections once outline approval had been given.  The Member thanked the objector for attending and advised that it was helpful if objectors could repeat their specific objections at the Reserved Matters stage.

A ward Member was of the opinion that insufficient consideration had been given to the safety aspect of the application and made the following suggestions:

·         The provision of a full pedestrian crossing to the north west side of Brayes Manor.

·         The provision of a full width footpath along the whole length of the site

·         The movement of the bus stop box, from the bus stop which required relocation as a result of the application, to an existing bus stop on the south east side near to the Chequers Public House.  The box would prevent car parking at the bus stop and end the current need  for pedestrians to walk between parked cars and for buses to drop off and pick up in the middle of the road.  It would also allow the provision of parking spaces at the application site to replace those lost.

·         The bus stop referred to as requiring relocation could, subject to consultation with Stotfold Town Council, be removed completely because of the proximity of two other bus stops in the vicinity.

The Committee considered the application and in summary discussed the following:

·         The planning officer’s comment that most of the issues raised had been considered at the outline application stage.  She stated that although a pedestrian crossing had not been considered at the outline stage  there was a condition requiring the retention of a crossing point.  To a degree, therefore, this issue had been captured and would be a matter of compliance.  Likewise the provision of a footpath had been captured as a part of a condition and would also be a matter of compliance.

·         The planning officer’s comment that, at outline stage, the bus stop had been considered in terms of relocation and she was unable to comment on it being completely removed.

·         The highways officer’s response to a query regarding the undertaking of a safety assessment.  With regard to the possible provision of a pedestrian crossing he stated that, whilst ideal, the opportunity for this had passed at outline stage and the conditioning of a such a crossing now would be open to challenge.

·         The highways officer’s statement that the development of 15 dwellings would generate only a small increase in traffic levels, was not significant and had already been approved at the outline stage.

·         The planning officer’s comment that tandem parking was an inevitable consequence of the layout of the dwellings and garages to allow pedestrian access to the rear of the properties.  She stressed that the development had appropriate parking and she did not envisage a means by which the garages could be relocated to avoid the situation occurring.

·         A ward Member’s emphasise that when the application was considered at outline stage  there was considerable comment and concern expressed on safety related issues, including highways matters.

·         The planning officer’s explanation regarding the type of crossing which could be provided and how consultation could be carried out with the Town Council regarding the future of the bus stop previously referred to by the ward Member as part of the discussions on the s278 agreement.

·         The highways officer’s undertaking to examine the most suitable location for measures to slow traffic as it approached the school in terms of Reserved Matters.  He felt that it would be possible to address this point.

·         A Member’s emphasis that the school safety zone should be secured and pedestrians protected from speeding traffic.

On being put to the vote 9 Members voted for approval, 0 voted against and 2 abstained.

RESOLVED

that Planning Application No. CB/17/02417/RM relating to land adjacent to St Marys (Stotfold) Lower School, Rook Tree Lane, Stotfold. Hitchin, SG5 4DJ be approved as set out in the Schedule attached to these minutes.