Agenda item

Officers presented this report and made the following points as part of their presentation:

·       Details of the amendment sheet provided an update on the sustainable city team and a list of conditions

·       On 23^rd October 2022 there had been a briefing by the Development Team

·       The application site was a 1.6 hectare inner city location in Ashley Ward St Pauls. Details of the surrounding areas were provided

·       A building located to the north of the site was the closest residence and 13 to 17 Dove Lane was the closest business to the application

·       Details of the proposed development were provided, including 55 car parking spaces. 5 comments had been received to the proposal, including two objections, 1 expressing support and 2 neutral. Objections commented on the impact on the road network, the building heights and amenity impact

·       Details of the plots within the site were provided to the Committee

·       Vehicular access was a key issue. Movements will continue along Wilson Place and Newfoundland Road

·       An aerial view was shown to put the development in context with surrounding buildings

·       Historic England had raised no objection in relation to any impact on St Pauls Church

·       Measures would be put in place to ensure noise insulation was implemented to ensure business use of the site was safeguarded

·       Contributions would be made to public transport as part of the proposal

·       Officers recommended approval subject to conditions and a Section 106 agreement

In response to Councillors’ questions, officers made the following comments:

·       There would be a gain of 63 trees on the site as there were currently none. There was a proposed detailed landscaping condition so officers could see if this number could be increased. There was a scheme for local people which would see if job opportunities could be maximised

·       The proposal for 20% affordable housing was consistent with housing practice policy in the central area. This would be subject to the building being completed within 18 months and would be reviewed if it was not achieved within this timescale. The affordable housing part of the scheme would be secured through a Section 106 agreement

·       Whilst there was always a possibility that the amount of affordable housing offered by the developer could be increased, this could not be enforced through a Section 106 agreement

·       Whilst the scheme could encourage more grant funding, a viability assessment did not apply for this application

·       Officers confirmed that the development was policy compliant

·       Affordable and social housing would be split between social rented and registered landlord housing at a rate that someone on housing benefits can afford. The remainder would be at discounted market rent value

·       C2 block would be set back from the parking area of the school and a large easement with the drain provided through Wessex Water. A study had been carried out on neighbouring properties and confirmed that there was no impact on any windows

·       There was a public realm gain with this development. It was proposed to have green rooves as part of this proposal

·       There was a net gain in terms of biodiversity relating to landscaping and shrub planting

·       The proposal included ground floor units

·       The developer will fund the Heat Network which was a key development in the feasibility of the scheme and will ensure it connects. It was noted that the Heat Network was increasing around the city due to City Leap and that there were other developments nearby such as the Frome Gateway area. If the Heat Network was not in operation on the first day of the opening of the development, the developer would be required to provide alternative sources

·       Each plot on site would be managed by a Servicing Refuge Plant. Transport had no objection to the development and conditions were in place as required

·       Car Club – BCC asked for membership as a standard request for such a development. BCC recommended that the developer works with Car Club providers but they can use on their own if they wish. There is a condition for a Car Club space

·       The development would be completed plot by plot but it was not possible to compel the developer to provide social housing first

·       The Housing Officer confirmed and welcomed the mix of schemes including 3 bedroom apartments and 3 bedroom homes

·       Urban living requirements were now more up to date to meet a growing need and allow higher density increase without diminishing quality.

·       Whilst it was acknowledged that different documents (such as the St Pauls and Urban Living SPD’s) provided different standards on different timescales, each needed to be given weight in its own way. Since BCC did not currently meet Housing needs or Housing Delivery Tests, there was a greater pressure to ensure higher densities. This was an issue for Councillors to weight up in making their decision

·       If there was any attempt to push social housing into the less desirable areas of the development without a legitimate reason, officers could object under the Section 106 proposals

·       The requirement for 2% of units to be accessible for the disabled was set out in Policy DM4. The scheme was compliant under this criteria. The developers could choose to increase this if they wished. Future amendments to the Local Plan on this issue would also strengthen the Committee’s authority

·       Pollution control had generally assessed the noise control as sufficient. However, mitigation measures had been identified, particularly in relation to Dove Lane Studio and would be subject to condition

Councillors made the following points:

·       Whilst this scheme was near the M32, it seemed a good scheme and there was an urgent need for housing. It should be supported

·       Whilst there were some reservations about the height of the 10 storey block, the need for variety of scale was appreciated. This was a good high quality development

·       The scheme should be supported in principle. However, it was important to ensure that developers met their commitments and did not reduce any affordable housing

·       This application should be supported. It was a great inner city site and the proposals for vehicle charging and cycling were good.

·       More housing was required. Whilst there was a concern about the clash between the Urban Living and St Paul’s SPD, there was a great deal to like in this proposed development.

·       It was important to ensure that the will of the community in 2006 was taken into account, that the affordable and social housing was properly provided, that more trees were provided on site if possible and that greater accessibility was provided for disabled users if possible.

Councillor Chris Jackson moved, seconded by Councillor Fabian Breckels and upon being put to the voye, it was

RESOLVED – that the application be granted  subject to a Section 106 Agreement and subject to the conditions set out in the report and the requirements set out in the Amendment Sheet (8 for, 0 against – unanimous of those in attendance).