Agenda item

Report No: DEV/WS/20/006

Outline Planning Application (Means of Access to be considered) – up to 155no. dwellings, associated infrastructure and open space

Outline Planning Application (Means of Access to be considered) – up to 155no. dwellings, associated infrastructure and open space

This application, being a proposal for a ‘major’ development, had been referred to the Development Control Committee because Withersfield Parish Council had given support to the proposal contrary to the Officer recommendation of refusal.

A briefing note from the applicants, Jaynic Investments LLP, had previously been circulated directly to the Committee. The Principal Planning Officer responded to each of the paragraphs contained in the briefing note in turn, which were duly noted by the Committee.

Speaker:      Paul Sutton (agent) spoke in support of the application.

Before the debate commenced, the Service Manager (Planning – Development) introduced the Service Manager (Economic Development and Business Growth) to the Committee, who was in attendance to respond to any technical questions Members may have on the application regarding employment and economic development matters.

The Committee considered the area in which the development site was located was an extremely important gateway for Haverhill, which had been allocated for employment use and not for residential use. The Council’s relevant planning policies were up to date and Members considered the relevant criteria of those policies had not been met to allow this proposal to continue.

Members considered that the loss of future employment and investment that would support the planned housing growth of some 4,000 homes for the town and the loss of such a strategic employment site was significantly harmful. The Innovation Centre was also likely to be a form of anchor development that was anticipated to attract other interest in the site from companies considering locating or relocating to Haverhill. The proposed residential development would prevent this expansion of the site from happening.

It was moved by Councillor Peter Stevens that the application be refused, as per the Officer recommendation. This was duly seconded by Councillor Ian Houlder.

Upon being put to the vote and with the vote being unanimous, it was resolved that

Decision

Outline planning permission be REFUSED for the following reasons:

1.       It is important to ensure that employment land is available in the right locations. Haverhill is one of the fastest growing towns in Suffolk and it is essential that this residential growth is matched by employment opportunities. There is not considered to be an oversupply of employment land in Haverhill. The site is one of five key Enterprise Zone sites that the Cambridge & Peterborough Combined Authority (CPCA) has designated around Cambridge.  The site also benefits from Employment Zone status until the year 2041. Haverhill Research Park (HRP) is a key employment site within the Cambridge Norwich Tech Corridor and as this brand becomes established, more opportunities are likely to come forward for HRP.

The benefits of a residential development of up to 155 dwellings are acknowledged (these include affordable housing, public open space, contribution towards housing supply, potential reduction in traffic and job creation and promotion of local economic prosperity). The weight to be attached to these last two benefits is tempered by the fact that significant investment in the local area and job creation could also occur with the planned commercial development. Balanced against these benefits is the loss of future employment and investment that would support the planned housing growth of some 4000 homes for the town. The loss of such a strategic employment site is significantly harmful. It is accepted that the applicants have allowed for some ‘grow on’ space adjacent this centre (plot 200), however the Innovation Centre now under construction would also likely be a form of anchor development that would likely attract other interest in the site from companies considering locating or relocating to Haverhill. The proposed residential development would prevent this expansion of the site from happening.

Recently the Council has allowed the relaxation of the permitted use on the site (to allow for use classes B1 (a, b & c) including general light industry, and, more recently, the new innovation centre building (permission now implemented). Furthermore, West Suffolk Council has contributed financially towards the innovation centre building to allow it to be developed. These factors are indicative of a flexible approach to supporting the delivery of the HRP and this important employment allocation in accordance with paragraph 81 of the NPPF.

The proposed residential development of the majority of a strategic allocated employment site does not accord with Joint Development Management Policy DM30 as the relevant criteria have not been met. The Innovation Centre under construction on the site is likely to have a positive impact on the remainder of HRP, and it is too soon to completely remove future opportunities to provide employment opportunities allied to the planned growth in Haverhill and to create a balanced sustainable community.

The application does not accord with St Edmundsbury Core Strategy Policy CS9, Joint Development Management Policy DM30, Haverhill Vision 2031 Policies HV2 and HV10, and paragraphs 80 and 82 of the NPPF.

2.       Without a Section 106 legal agreement or unilateral undertaking from the applicant to secure the following additional provisions (set out in full in the officer's report) the proposal is not considered to be sustainable development and conflicts with the aims of the NPPF and St Edmundsbury Core Strategy CS14:

-        Healthcare (NHS England) - £91, 800 to mitigate for the healthcare impacts of the development.

-        Provision of open space and children’s play area prior to the occupation of the 75th dwelling.

-        Libraries - £16 per dwelling.

-        Provision of Realtime Information Screens at 2 bus stops on the A1307 - £22,000.

-        Provision of satisfactory footpath links to the wider PROW network, a contribution of £18, 500 to be made to provide a link from Hanchett End along the maintainable highway. The contribution will also fund surface improvements to Footpath 43 between Hanchett End and Notley Drive.

-        Travel Plan – implementation of Travel Plan measures and £1000 per annum Travel Plan Evaluation and Support Contribution (for a minimum of 5 years).