Agenda item

Erection of a 2-4 storey building comprising 30 studios, 1, 2 and 3-bedroom apartments (Use Class C3) with associated access, car parking and refuse/recycling store, involving demolition of the used car sales garage (Outline application with appearance and landscaping reserved).

Recommendation: Approval + Sec 106

RESOLVED: That the application was approved as per officer's recommendation and addendum changes.

Officers introduced the report and highlighted the addendum. The application sought to erect a 2-4 storey building comprising 30 studios, 1, 2 and 3-bedroom apartments. This case had been deferred at the Majors Committee meeting on 19 June 2018 for further investigation into alternative options to access the site as some concern was raised by Members with regard to the traffic generated by the proposal and the use of the Falling Lane access. At the previous meeting, it was cited that emerging vehicles could potentially 'stack' across Falling Lane thereby causing blockage and impacting on the nearby signalised junction with the High Street. The Council's Highways Officer had investigated two other possible options - alternative vehicular routing and a left turn only option; neither of these options was considered viable for the reasons detailed in the report. Members' attention was drawn to the addendum which highlighted the 'realignment of street furniture'; this sought to address an issue which had been noted by the Highways Officer at the previous meeting.

Members were of the opinion that the use of the service road would be preferable since it was such a busy junction; this option would also offer the possibility of turning both left and right. Officers explained that this option would not be ideal for a number of reasons; the residential amenity would be affected and potential emergency access would be thwarted. Members were advised that it was a very narrow road and the use of the service road would put all the pressure onto that particular location and displace movements further down into Falling Lane. With regards to intensity of use, Members were informed that only 30 units were involved therefore the output would be low. It was confirmed that the accident record was very good with no personal injury accidents over the past five years; there was no alert in safety terms.

Members commented that this was a very busy junction; almost directly opposite the site in question, there was the entrance to the car park behind the library and across the road there was a cross-hatching to allow for vehicles coming down Falling Lane turning right or left. This resulted in traffic queues. The High Street junction had two lanes turning left and, as a result, fast moving traffic could speed around the corner almost immediately into the queuing traffic which could potentially be very dangerous. An additional area of concern had regard to the entrance / exit to the site which was in close proximity to two lanes of left-turning traffic and was opposite a keep clear sign. Councillors also highlighted the fact that cars would be coming from both directions and turning left / right into the site which could cause gridlock both at the junction and in the High Street. Members expressed further concerns regarding the presence of a school behind the site; it was felt this would add to the traffic difficulties and could present a danger to children and other pedestrians.

The Highways Officer reiterated that the volume of traffic coming from the site would be low and not all traffic would be turning onto the junction. It was difficult to predict volume precisely but was felt that the spread of traffic in both directions would lessen the impact on the junction. Members were advised that, in the professional opinion of Highways officers, the junction was safe. The Head of Planning also confirmed that the applicant's highway engineers did not support the use of the sliproad and wanted a determination based on the existing plans. The Head of Planning considered that the deferral had been useful as it had enabled officers to consider alternatives. The matter of a planter which had some limited impact on visibility had also been discussed by officers and a decision had been taken to reposition it.

The officer's recommendation was moved, seconded and, when put to a vote, there were four votes in favour, three votes against and one abstention.

RESOLVED: That the application was approved as per officer's recommendation and subject to addendum changes.