Address:       Land at Spinney Park and Spinney Pool, Billington Road, Leighton Buzzard, LU7 9HH

Outline Planning Permission - Proposed erection of not more than 150 dwellings, together with connecting access to Billington Road, all internal access roads, parking provision, turning areas, incidental open space and site landscaping.

Applicant:     Edwards Warehousing Limited

The Committee had before it a report regarding Planning Application No. CB/18/02379/OUT for outline planning permission for the proposed erection of not more than 150 dwellings, together with connecting access to Billington Road, all internal access roads, parking provision, turning areas, incidental open space and site landscaping at Land at Spinney Park and Spinney Pool, Billington Road, Leighton Buzzard, LU7 9HH.

In advance of consideration of the application the Committee’s attention was drawn to additional comments as set out in the Late Sheet as well as a representation from Ray Kilsby speaking as an agent for the applicant.

Committee Members discussed the following points:

•           There were comments made that the land could be suitable for B1 and B2 use and it should have been marketed as a possible use. In response the agent for the applicant stated the land would have to be redeveloped to accommodate that and B2 use has possible environmental implications and as such would not be appropriate or desirable as the site is close to existing residential developments. The Planning Officer reported that the marketing evidence provided was considered by officers to be sufficient and detailed that the benefits of the scheme are considered to outweigh the harm, a position supported by Environmental Health because of the removal of the noisy use adjacent to residential properties. Other benefits include contributions and land towards the Council’s aspirations for footpaths and cycleways and strengthening the Council’s housing supply.

•           A Ward Member stated that he disagreed with the Town Council’s objections to refuse the application on the grounds of loss of employment area.

•           A Member raised concern over the possible lack of light in the lower stories of the six-storey element of the application due to it being in a 6 meter dip with steep banks. The Planning Officer responded that the ground floor would be under croft parking and the blocks have been pulled away from the bank to allow more light. As the application was outline only, the Planning Officer was content at this stage that the scheme would provide sufficient living conditions for floor one and above.

•           Concerns were raised over the potential for flooding. The Planning Officer reported that there have been no concerns from the Environmental Agency and the Flood Risk Management Team are content that the under-croft parking will not flood.

•           A Member suggested that should the Committee be minded to approve this application, the landscaping condition at No. 18 should be strengthened. The Member wanted the development to be a nicer place to live with a high quality outside environment with the example of Parkside given as a guide to the Planning Officer. It was noted that the maintenance clause will also need to be strengthened.

•           A Member asked for a condition be added to provide passive charging provision and adequate parking with charging provision for vehicles be provided.  It was pointed out by another Member that recommended condition 21 requires the provision of electric charging points in accordance with the Council’s standards in place at the time of the Reserved Matters application.

•           Members emphasised that the delivery of the affordable housing must be able to support the five year land supply and asked for a clause to be added to the S106 agreement to require the delivery of a reasonable proportion of the dwellings within five years of the date of the planning permission; and also to amend condition 2 to reduce the time limit for the submission of a reserved matters application, the time limit to be negotiated by Planning Officers with the applicant.

•           Members heard from the Highways Officer who was content with the proposed visibility splays and the parking arrangements.

•           Members noted that MANOP had asked for 35 units of mainstream housing appropriate for older people.  The planning officer identified that this was not possible as there were only 29-30 houses within the scheme.

•           Members asked about the distribution of affordable housing and said that they did not want to see all the affordable housing in flats on the first floor of the blocks on the Spinney Pool site.  The Planning Officer advised that the Housing Development Officer had provided a mix of affordable housing in accordance with the Council’s SHMA and the applicant has agreed to the securing of the proposed mix within the Section 106 Agreement.

On being put to vote for APPROVAL, 9 voted in favour, 1 against and 1 abstention.

RESOLVED

That the Planning Application No. CB/18/02379/OUT at Land at Spinney Park and Spinney Pool, Billington Road, Leighton Buzzard, LU7 9HH, be approved as set out in the Schedule attached to these minutes.