Agenda item

Report of the Service Lead, Planning, Infrastructure and Development recommending that the Panel delegate approval in respect of an application for a proposed development at the above address.

The Panel considered the report of the Service Lead, Planning, Infrastructure and Development recommending delegated authority be granted in respect of an application for a proposed development at the above address.

Erection of a part 6-storey, part 5-storey building containing 45 flats (5x 3-bed, 6x 2-bed, 34x 1-bed) with associated parking and cycle/refuse storage, following demolition of existing building (Outline application seeking approval for Access, Appearance, Layout and Scale) (amended description)

James McCarthy (local resident objecting) and Bob Wiles (agent) were present and with the consent of the Chair, addressed the meeting.

The Panel then considered the recommendation to delegate authority to the Service Lead: Planning, Infrastructure and Development to grant planning permission. Upon being put to the vote the recommendation was lost.

A further motion to refuse to the application for the reasons set out below was then proposed by Councillor L Harris and seconded by Councillor Wilkinson

RECORDED VOTE to refuse planning permission

FOR:  Councillors L Harris, Mintoff, Murphy and Wilkinson

AGAINST:  Councillors Claisse and Savage

RESOLVED to refuse planning permission for the reason set out below:

Reason for Refusal

REFUSAL REASON - Failure to provide Affordable Housing and S.106 Mitigation

In the absence of a completed S.106 Legal Agreement the application fails to mitigate against its direct impacts and do not, therefore, satisfy the provisions of policy CS25 of the adopted Local Development Framework Core Strategy (Amended 2015), as supported by the Council's Supplementary Planning Guidance on Planning Obligations (April 2013), in the following ways:-

(a)  The Council’s Strategy (2016-2020) “Southampton – a city of opportunity where everyone thrives” identifies how the provision of affordable housing in the City can contribute towards strong and sustainable economic growth.  As the scheme triggers the threshold for the provision of affordable housing it is expected, as required by Policy CS15 from the adopted Local Development Framework Core Strategy Development Plan Document (2015), to make a provision towards the acute affordable housing need across the City, which at August 2018 had reached 8,300 applicants on the Housing Register waiting to be rehoused.  As proposed the scheme makes nil provision towards this evidenced need, and whilst the delivery of private housing in a sustainable location and the scheme’s viability have been afforded weight in the consideration of the planning application and the merits of the scheme as a whole they do not outweigh the need to secure a mix of good quality affordable housing to meet the acute needs in the City as required by Policy CS15, and to assist in supporting strong, vibrant and healthy communities as required by paragraph 8 of the National Planning Policy Framework (NPPF) and the Council’s Strategy (2016-2020) and, as such, nil affordable housing in this instance has been considered as contrary to Policy CS15.

(b)  In addition, in the absence of the completed S.106 legal agreement, the following mitigation has not been secured:

(i)  Financial contributions towards site specific transport contributions for highway improvements in the vicinity of the site, including the bus stop relocation, service bay, and any necessary Traffic Regulation Orders to facilitate any changes, in line with Policy SDP4 of the City of Southampton Local Plan Review (as amended 2015), policies CS18 and CS25 of the adopted LDF Core Strategy (as amended 2015) and the adopted SPD relating to Planning Obligations (September 2013);

(ii)  Submission of a Training & Employment Management Plan committing to adopting local labour and employment initiatives, both during and post construction, in accordance with Policies CS24 and CS25 of the Local Development Framework Core Strategy Development Plan Document - Adopted Version (as amended 2015) and the adopted SPD relating to Planning Obligations (September 2013);

(iii)  Submission of a highway condition survey to ensure that any damage to the adjacent highway network attributable to the construction process is repaired by the developer;

(iv)  Restrictions to prevent future occupiers benefitting from parking permits in surrounding streets whereby residents are informed of the Council’s current policy for issuing permits;

(v)  Financial contributions, or an alternative approach, towards Solent Disturbance Mitigation in accordance with policy CS22 (as amended 2015) of the Core Strategy and the Conservation of Habitats and Species Regulations 2010; and,

(vi)  The submission, approval and implementation of a Carbon Management Plan setting out how the carbon neutrality will be achieved and/or how remaining carbon emissions from the development will be mitigated in accordance with policy CS20 of the Core Strategy and the Planning Obligations SPD (September 2013).