Agenda item

Variation of conditions : 3 (approved plans) pursuant to planning approval 16/00994/FULES

Land West Of St Georges Hospital, Morpeth, Northumberland

Variation of conditions : 3 (approved plans) pursuant to planning approval 16/00994/FULES 

Land West Of St Georges Hospital, Morpeth, Northumberland

T Wood, Senior Planning Officer provided an introduction to the application with the aid of a power point presentation.  Updates were provided as follows:-

·       A further email had been received from an original objector of the scheme, stating that whilst it was good to see an emphasis on the landscaping ecological corridor on the northern edge of the site there was nothing about the timing of the works.  There was nothing in conditions regarding noise mitigation during construction to protect adjacent residents and wildlife and it was noted that the construction management statement did not have anything about noise and it was wished that further conditions as outlined in the email be tabled and added to any permission granted. The Senior Planning Officer in response advised that conditions 45-47 dealt with screening along the western and southern boundaries and these conditions had been added to protect residents from noise and dust; condition 8 restricted the timing of construction to also protect residents; condition 19 regarding landscaping attached to the original consent and was transferred to this application regarding the timing of the landscaping and no amendments were proposed for this. Fencing had been discussed with the County Ecologist but not included as it was thought that this would inhibit wildlife flow across the site.

·       It was clarified that the Deed of Variation mentioned in paragraph 7.37 of the report was required to be dealt with as part of this application rather than afterwards and therefore a revised recommendation was proposed as follows:

“That this application be GRANTED permission subject to conditions in the report and a S106 Deed of Variation to reflect the amendments to Plans.”

M O’Brien, Planning and Enabling Manager at Homes England and Ian Cansfield, Planning Consultant for Homes England addressed the Committee speaking in support of the application.  Their comments included the following:-

·       Homes England, the Government’s national housing agency, was increasingly taking a master developer approach to the delivery of major sites whereby it sought to invest significantly in upfront infrastructure to open up the site, to set a benchmark of quality design and to facilitate the acceleration of housing delivery.

·       Homes England also had a renewed focus on design quality and a review of the proposals was taken on this site following the granting of planning consent in 2018.  This concluded that there were opportunities to enhance design quality and create a stronger sense of place drawing upon the local character of Northumberland’s towns and villages.

·       A revised masterplan had been developed for the site which a specific focus on capturing opportunities to enhance design quality whilst aligning the masterplan with a master developer approach. 

·       The design of the site’s highways infrastructure had been revisited to achieve a less heavily engineered and more organic arrangement, giving greater priority to pedestrians and cyclists whilst better integrating highway design with landscaping features.

·       Homes England would demonstrate its commitment to the delivery of the masterplan vision by investing in the upfront delivery of the spine road, pedestrian and cycle infrastructure, sustainable drainage and structural landscaping. Subject to consent being given, this work was expected to commence in late summer 2022.

·       Contracts were expected to be exchanged with a housing developer in March to deliver the first residential phase of around 250 homes, with a Reserved Matters application also expected to be submitted this summer.

·       The applications presented for consideration reflected Homes England’s enhanced masterplan vision for the site and, alongside the proposed master developer-based delivery strategy would maximise positive outcomes to be achieved through delivery of this site.

·       The two applications at Committee seek to support Homes England’s aspirations for the development of the site within the wider St Georges area. The first application for a variation of numerous conditions on the original hybrid application would ensure that the overall consent could deliver these aspirations and updates the approved plans and the precise wording of conditions to ensure that they meet these aspirations, updated phasing and the bolder design aspirations for the scheme.

·       The second application was to seek approval for a much wider phase of supporting infrastructure than was previously envisaged in 2018. The original detailed application sought approval for the spine road by itself, whereas the reserved matters application at Committee today took an integrated approach to the design of primary and secondary roads, strategic open space and an integrated site wide drainage strategy which all helped to set the tone for the rest of the masterplan and the later reserved matters applications that would be submitted by housebuilders.

·       Both applications together provided the foundations to enable the overall masterplan to come forward at pace and support the delivery of homes at St Georges.

The following information was provided in response to questions from Members of the Committee:

·       The number and types of houses to be provided remained the same as the original application however there would be different house designs. 

·       The application would allow more flexibility for smaller builders on the site.

·       Drainage of the site was current split into four catchment areas with two draining to the Cotting Burn, one to the How Burn and the other going south towards Morpeth and it was recognised there had been issues with flooding, especially from the Cotting Burn. Suds basins and swales would be provided as part of the development and further details of paving etc to be used to slow the water rate down and mimic natural drainage would be provided.  The site would drain to the same locations however attenuation would be provided on site to ensure water run off at the same rates. 

·       The Town Council had been given the required 21 days to respond to the consultation and could submit representations until the application was determined.  Initially they had objected as there was not a 15m buffer as part of the scheme, this had now been secured as part of the changes to the scheme and Officers were content with this.

Councillor Flux proposed acceptance of the recommendation to grant permission subject to the conditions as outlined in the report and a s106 Deed of Variation to reflect the amendments to Plans, which was seconded by Councillor Robinson.

Members considered that this application was innovative and different and would allow for good house designs which promoted a strong sense of place and community.

A vote was taken on the proposal and it was unanimously;

RESOLVED that the application be GRANTED permission for the reasons and subject to conditions as outlined in the report and a s106 Deed of Variation to reflect the amendments to Plans.