Agenda item

Report of Head of Planning (copy herewith)

The Principal Planning Officer presented the report of the Head of Planning, as set out in the agenda, with a recommendation for approval in principle of the application. The circulated addendum explained that Fire and Rescue had no objection. There had also been a petition from the Lakeview Residents Association with 280 signatures and one further letter of objection to the proposal received.

The Chair explained that under the Constitution the MP for the area is entitled to address the Committee. Michael Ellis MP had registered to speak, but was unable to attend due to urgent parliamentary business. Due to the exceptional circumstances, Councillor Mike Hallam would be allowed to read a statement on Mr Ellis’s behalf. In this case the Committee would not be able to question the speaker.

Councillor Hallam read a statement on behalf of Michael Ellis MP against the application.

Ms Whitlock, representing the residents association, spoke against the application.

Ms Campbell, representing the residents association, spoke against the application.

In response to questions from the Committee Ms Campbell stated that;

·         the local residents association had not been consulted by the applicant

·         the property was derelict

·         the residents would prefer to see other options for development including a care home, sheltered accommodation or a reduced number of properties.

Mr Eguavoen, the agent for the applicant, spoke in favour of the application.

In response to questions from the Committee Mr Eguavoen stated that;

·         consultations had taken place with individual residents, but not the residents association. This was because the developer believed the association had been hostile to the site’s development.

·         the proposal had been amended 15 times to meet concerns raised and the previous application for a hostel had been withdrawn due to residents’ concern.

·         the local infrastructure was adequate, as confirmed by the Highways Authority

·         the developer would be likely meet their S106 requirement for 35% affordable housing as an off-site contribution. This was because it had proved difficult to engage with a housing association for part of this particular project

·         there was a designated area for refuse storage within the development.

·         concerns raised over potential noise would be dealt with by Building Regulations.

·         while awaiting development the building had been vandalised and the developer had spent £60k to maintain the property.

In response to the points raised by speakers the Principal Planning Officer reiterated that it was his view that the application was acceptable in principle. He drew the Committee’s attention to the Highways and Fire and Rescue observations. The use of the site was within policy and that any potential alternative use of the site was not a material planning consideration.

In response to questions from the Committee the Principal Planning Officer stated that he believed Policy H6 had been met. He stated that other uses may be possible, but that current application needed to be considered on its own merits.

The Committee discussed the application.

Upon a proposal by Councillor Oldham and seconded by Councillor Lane the Committee voted by 6 for to 3 against, with 2 abstentions and therefore:

RESOLVED: The application be REFUSED on the following grounds:

The proposed development would be at a scale and density which would be detrimental to the character of the surrounding area and would result in an over intensive development of the site. The proposed development would also result in the loss of trees and land of significant amenity value. The proposal is therefore contrary to Policy H6 (A&D) of the Northampton Local Plan 1997.