Agenda item

Outline application for the erection of up to 130 dwellings and associated infrastructure with access, road realignment / widening to part of Slyne Road and associated engineering work.

A site visit was held in respect of this application on 21^st July 2025 by Councillors Louise Belcher, Martin Bottoms, Dave Brookes, Alan Greenwell, John Livermore, Paul Newton, Catherine Potter, Robert Redfern, Sandra Thornberry, Sue Tyldesley and Paul Tynan. In attendance were Principal Planning Officers Jennifer Rehman and Eleanor Fawcett.

It was proposed by Councillor John Hanson and seconded by Councillor Alan Greenwell:

“That the application be approved subject to the conditions in the Committee Report as clarified in the meeting (and below) in relation to the s106 obligation.”

Upon being put to the vote, 9 Councillors voted in favour of the proposal with 6 against and no abstentions, whereupon the Chair declared the proposal to have been carried.

Resolved:

That the application be approved subject to the following obligations as clarified in the meeting (and below) in relation to the s106 obligation and:

subject to the satisfactory completion of a Legal Agreement within 3 months of the date of this Committee meeting, and the conditions listed below, and in the event that a satisfactory Section 106 Agreement is not concluded within the timescale above, or other agreed extension of time, delegate authority to the Chief Officer – Planning and Climate Change to refuse planning permission on the grounds that the obligations which make the development acceptable have not been legally secured;

and subject to a legal agreement which shall secure:

·         Provision of a policy-compliant (DM3 of the DM DPD) Affordable Housing (to be provided on site) in accordance with an Affordable Housing Scheme to be submitted with Reserved Matters and approved by the Council before the commencement of development. This shall account for the different affordable housing requirements (15% and 30%) across the site based on the different ward areas.

·         Provision of on-site Amenity Greenspace, Equipped Play Area and Young People’s Provision based on the Green and Blue Infrastructure Strategy and DAS.

·         Off-site Public Open Space Contribution to be calculated at Reserved Matters Stage (in accordance the Sport England Calculators or any successor document by Sport England or the Council) towards athletics facilities, playing pitch improvements and associated facilities at Salt Ayre.

·         Setting up of a Management Company.

·         Management and Maintenance of all landscaping, unadopted roads, lighting and drainage infrastructure and on-site open space.

·         Provision of on-site Biodiversity Net Gain (providing no less than 10%) in accordance with an approved BNG Plan and Landscape and Ecological Creation and Management Plan.

·         Highways Contributionto be calculated at reserved matters stage based on the County Council’s Gravity model methodology or successor document, which shall not exceed £4,386.66 per dwelling. The contribution shall be provided across 5 initiatives, namely:

1.    City Centre Gyratory

2.    A6 Slvne Road (feeder roads)

3.    Local highway network around the M6 J34

4.    Lancaster Area Wide Road/Management changes and

5.    Morecambe Area Wide Land/Management changes.

·         Travel Plan Contribution £12,000.

and subject to the following conditions:

1.    Timescale for submission of reserved matters application (2 years).

2.    Development in accordance with Approved Plans (Location plan, Parameters plan and Access Plan).

3.    Reserved Matters to be based on the broad principles set out in the submitted Design and Access Statement and the Green and Blue Infrastructure Strategy.

4.    Phasing condition.

5.    Final surface water sustainable drainage strategy.

6.    Construction Surface Water Management Plan.

7.    Construction Environmental Management Plan.

8.    Construction Method Statement including construction working hours.

9.    Precise construction details of main vehicular site access and associated off site highway improvements including timetable for implementation.  

10.  Precise design and construction details of all other site access points (except main vehicular access) including active travel routes and emergency access.

11.  Submission of a Sustainable Design Statement including Energy and Carbon Statement.

12.  Employment and Skills Plan.

13.  Precise scheme for ecology mitigation based on submitted ecological appraisal and comments from GMEU.

14.  Contaminated Land Assessments – further assessment as identified by the Phase II report and EHO comments.

15.  Prior to any vibro-impact works on site, a risk assessment and method statement shall be submitted to the LPA and Network Rail.

16.  Air Quality Mitigation Scheme in accordance with the ES.

17.  Acoustic Design Statement setting out precise scheme for noise mitigation based on the recommendations of the Noise Assessment.

18.  Arboricultural Implications Assessment/ Tree Protection Plan.

19.  Scheme for M4(2) accessibility and adaptability dwellings.

20.  Details of housing mix to accord with policy DM1.

21.  Construction details of the internal estate roads, private drives, footways and other active travel routes to be designed to the adoptable standards and LTN 1/20.

22.  Scheme for external lighting (street lighting and lighting of any open space).

23.  Precise details of all play equipment, street furniture, signposting and interpretation boards.

24.  Sustainable drainage system operation and maintenance manual.

25.  Contaminated land verification report based on Site Investigation and unforeseen contamination.

26.  Verification report of constructed sustainable drainage system.

27.  Details of the homeowner packs.

28.  Travel Plan.

29.  In accordance with the specified mitigation set out in the approved Flood Risk Assessment.

30.  All new residential developments must achieve, as a minimum, the optional requirement set through the Building Regulations Requirement G2: Water Efficiency.

31.  NDSS standards.

32.  Provision of turning and parking.

33.  Limit to maximum of 3 storey.

34.  Protection of visibility splays.