Agenda item

To consider planning application 22/0440 for the erection of 64 two and three storey dwelling houses and a three-storey block of 3 self-contained apartments (affordable housing) with associated access, highway works, car parking and landscaping.

The Planning Committee considered application number 22/0040 for the erection of 64 two and three storey dwelling houses and a three-storey block of 3 self-contained apartments (affordable housing) with associated access, highway works, car parking and landscaping at land bounded by Princess Street, Blundell Street, Rigby Road and Tyldesley Road, Blackpool.

Ms Susan Parker, Head of Development Management, presented the report to the Committee and provided an overview of the proposal and the planning history of the site in which it was noted that permission had been granted in 2019 for 59 houses, a block of 15 apartments and a retail unit. The application was a major affordable housing scheme on the Foxhall Village estate and was subject to public interest. The site was currently vacant as the previous developer had gone into liquidation.

In regards to the proposed block of 3 self-contained apartments, the Committee was advised that these would be affordable homes for rent managed by a registered provider. The principle of residential development was acceptable as the site was allocated for housing in the emerging Local Plan Part 2.

Ms Parker informed the Committee that, subject to condition, no objections had been received from consultees, however several objections had been received from residents regarding parking, loss of privacy, impact on the conservation area and antisocial behaviour. In mitigation to these objections, the apartment block was smaller in scale than the one previously approved and the mix of housing proposed was characteristic of the area. Though the development would cause some harm to the Foxhall Conservation Area, the currently vacant site at present was causing substantial harm to the Conservation Area.

In relation to parking, the scheme proposed a ratio of 1.6 spaces per dwelling which was the same as the previously approved scheme and this was deemed to be acceptable as the site was in an accessible location and the use of public transport and cycling would be promoted as part of the Travel Plan. Ms Parker noted the loss of 6 – 7 on-street car parking spaces but reminded the Committee that a similar loss of provision had been granted in 2019.

The Committee was advised that the application could not support the planning obligations due to the challenging viability of the site and the Public Open Space and health contributions could not be secured, which meant that the NHS Clinical Commissioning Group would object to the scheme. The NHS Foundation Trust had also requested a contribution to cover a 3-year shortfall in budget, however this contribution could not reasonably be required as it did not meet the relevant tests.

In relation to flood risk, ecology or environmental quality, no issued had been identified, however Ms Parker drew the Committee’s attention to the Update Note which set out conditions proposed by United Utilities. The recommendation had changed and the Committee was asked to resolve to support the scheme but delegate the authority to the Head of Development Management to issue the decision notice once United Utilities had agreed an acceptable drainage strategy. Condition 5 would then be updated to state that the drainage must be carried out in accordance with the agreed details. If Unities Utilities did not agree to the information submitted, the original condition would be imposed.

Ms Jordan Balzas, Cassidy Ashton Group Limited, spoke on behalf of the applicant and informed the Committee that the site was currently vacant and an eyesore. The general layout of the proposal was relatively unchanged from that previously granted and that two of the dwellings would be accessible housing. However the number of apartments had reduced and ground floor retail provision had been removed. The site lay within the defined inner area boundary, was supported by policies within the Emerging Local Plan and planning permission had been granted in 2019. The proposed design was appropriate to the area and the benefits of the scheme outweighed any perceived harm to the Foxhall Conservation Area. The conditions proposed by United Utilities were acceptable and the Committee was asked to support the application.

The Committee discussed the application and noted that the site was currently vacant and required development. Ms Parker provided the Committee with clarification with regards to the health contributions and noted that the request from the NHS Clinical Commissioning group was a standard request for all such applications, however this request was not viable as it did not meet the relevant tests.

In response to concerns raised regarding parking at busy periods, with the example of football matches given, Mr Keith Allen, Highways and Traffic Development Control Officer, advised that the Traffic Regulation Orders could be re-examined once highway works were underway.

The Committee was advised that in relation to Green and Blue Infrastructure, a landscaping plan had been submitted, some properties would also have garden terraces above the carport and planting would take place on parts of the site. In addition, 10% of homes would have electric vehicle infrastructure in place.

Resolved:

To support the application and delegate authority to the Head of Development Management to issue the decision notice once United Utilities had agreed an acceptable drainage strategy. Condition 5 would then be updated to state that the drainage must be carried out in accordance with the agreed details. If United Utilities did not agree to the information submitted thenthe original condition would be imposed instead of the amended condition.