DEVELOPMENT MANAGEMENT COMMITTEE 30 April 2013 AGENDA ITEM NO 11 APPLICATION NUMBER : CA//12/01184/OUT PROPOSAL : Outline application for redevelopment of site to provide 93 dwellings, access, estate roads, landscaping, public open space and play area. LOCATION OF SITE : Former Telephone Engineering Centre, Littlebourne Road, Canterbury, CT1 1TN APPLICATION TYPE : OUTLINE APPLICATION DATE REGISTERED : 13 August 2012 GOVERNMENT PERFORMANCE TARGET DATE : 12 November 2012 CONTACT OFFICER : Katie Miller CONSERVATION AREA : NO LISTED BUILDING : NOT LISTED WARD : BARTON APPLICANT : BT plc AGENT : Goddard Hester SUMMARY: The application proposes a residential development on a site allocated for housing in the Local Plan, located on the north side of Littlebourne Road between the Howe Barracks site and Canterbury Golf Course. The application is made in outline but indicative plans show that the development would comprise a mix of housing types, predominantly houses with the majority of buildings being two storey in height. In line with adopted policy, the scheme should include 35 percent affordable housing. A viability assessment has been submitted however which concludes that the scheme is only viable with 25 per cent affordable housing. An independent assessment by the District Valuer's Office confirms this assessment and on this basis a reduced affordable housing provision is considered acceptable in this instance. RECOMMENDATION: Grant, Section 101 Delegation. That the Head of Planning and Regeneration be and is hereby authorised, pursuant to Section 101 of the Local Government Act 1972, to grant planning permission for the development subject to:-
A) The completion of a Unilateral Undertaking securing: i) The payment of development contributions towards transportation infrastructure improvement, open space, primary and secondary education, libraries, community learning and adult social services. ii) Appropriate affordable housing provision. iii) The submission and implementation of a Travel Plan. iv) The maintenance of open space within the site. B) The imposition of conditions relating to: time limit for submission of reserved matters and implementation of development, sustainable construction, foul and surface water drainage details, contamination, a noise survey, an air quality assessment, a demolition and construction management plan to include hours of working, an asbestos survey, highway matters including vehicle and cycle parking, visibility splays to be provided and highway improvements to be provided, tree protection measures, refuse storage, ecological enhancement measures, bat protection measures, mitigation measures for reptiles and great crested newts, protection for nesting birds and any other conditions considered appropriate by the Head of Planning and Regeneration. SITE DESCRIPTION The site lies on the north side of Littlebourne Road and is situated between the Howe Barracks, Ministry of Defence (MoD) land and the Canterbury Golf Club club-house and car park. It is currently used by BT as a distribution and storage depot and vehicle maintenance and repair workshop and is also used for open storage for vehicles and equipment associated with the BT operations. A variety of buildings are located around the site which extends to approximately 2.25 hectares. There are a number of mature and semi-mature trees within the site, predominantly along the south and west edges of the site, adjacent to the site's boundaries with Villiers Road and Littlebourne Road. On the opposite side of Littlebourne Road is St Martin's Hospital, which is set within extensive grounds and is within a designated conservation area. To the north side, the site abuts open land. To the west, Villiers Road separates the site from the MoD land which predominantly comprises a large flat open area of grassland; however to the rear (north) of the west boundary are a number of MoD houses. PROPOSED DEVELOPMENT The application is made in outline, with consent for layout and access sought at this stage. Appearance, scale and landscaping are reserved for future approval. Access to the site is proposed from Villiers Road; the existing access to the depot would be closed and a new access formed further to the north along Villiers Road. This would be the only access into the site. The proposed dwellings are then sited adjacent to a central spine road through the site and a number of courtyards that lead off this. A total of 93 dwellings are proposed, comprising 4 one-bed flats, 10 two-bed flats, 26 two-bed houses, 40 three-bed houses, 11 four-bed houses and 2 five-bed houses. The application is made in outline with appearance reserved for future consideration, however indicative plans submitted with the application show the majority of dwellings to be two storey with some two and a half storey properties proposed. The scheme provides for a total of 139 parking spaces, the majority of which would be located within parking courtyards. The density of the development is greatest towards Villiers Road with the development reducing in density adjacent to the Golf Club to the east.
The existing tree and landscape screen adjacent to Littlebourne Road is proposed to be retained, providing a 10 metre minimum landscaping belt between the development and Littlebourne Road. A smaller landscape belt is also proposed along much of the site's boundary with Villiers Road, enabling a number of mature and semi-mature trees to be retained. An area of amenity green space is proposed within the site, which would include a play area for toddlers. The scheme proposes a number of highway improvements to Littlebourne Road including a new puffin crossing, bus shelters on both sides of the road and a footpath link to the adjacent golf club. PLANNING HISTORY None relevant. THE APPLICANT'S CASE The application relates to a site which is in the urban area and is allocated for residential development in the Local Plan, identified as being suitable for 100 dwellings. The proposal is for 93 houses. The application is supported by a substantial body of documentation which deals with the various issues raised by the proposals. The proposals flow from a thorough assessment of the landscape context of the site and have been the subject of pre-application consultation. The site is located at an important gateway to the City and involves a substantial BT depot on a site of around 2.28 hectares. The current use for workshops, offices and external storage creates a strident and incongruous note on this attractive edge of the City. The proposals will result in a significant improvement to the character and appearance of the countryside, benefits for highway safety and will provide additional housing. The proposals for residential development of this BT depot have been through a long period of gestation. The site was first supported for housing in the Council's Urban Housing Capacity Study. It was identified in the Draft Local Plan as a housing allocation, considered at the Local Plan Inquiry and is now included in the adopted Local Plan. It is one of the few remaining available housing sites on previously developed land within the urban area. Supporting the proposals is a raft of studies which are submitted as part of the application. These demonstrate that there are no fundamental issues such as drainage, flooding or ecology which would prevent the realisation of the Local Plan allocation. The proposal would replace an unsightly and incongruous industrial use at an important gateway to the City. The proposals would have an imperceptible impact upon traffic using the A257. However the application incorporates proposals for the considerable enhancement of the A257 at the junction of Villiers Road to Littlebourne Road, including a right turn facility, new pedestrian footways and relocated bus stops. The proposals retain and enhance the important landscape features of the site and surrounding area. The proposals will create an attractive, high quality design which will deliver much needed housing, enhance highway safety, improve the landscape character of the area and represent an efficient and effective use of previously developed land within the urban area. The proposals will provide an attractive environment for future occupiers and by removing an incongruous employment use will improve the living conditions of nearby residents. It is therefore believed that there is much to commend the application, with no significant harm arising from the development. It is therefore hoped that the benefits of the proposal will lead to a grant of planning permission.
PLANNING POLICIES The site is within the urban area and is allocated for housing in the Local Plan. It is adjacent to an Area of High Landscape Value. St Martin's Hospital on the opposite site of Littlebourne Road is within a designated Conservation Area. National Planning Policy Framework (NPPF): The following paragraphs are considered to be of particular relevance: 11,12,13 - Planning applications to be determined in accordance with up to date development plan, unless material considerations indicate otherwise. 14 - Presumption in favour of sustainable development. 17 - Core planning principles, includes securing high quality design and a good standard of amenity for existing and future occupants of land/buildings, promoting vitality of urban areas, recognising the intrinsic character and beauty of the countryside, taking into account climate change and flood risk, encouraging the use of existing resources, conserving and enhancing the natural environment and heritage assets and promoting development that is mixed use, on land that has been previously developed and is sustainably located. 49 - Applications for housing to be considered in the context of the presumption in favour of sustainable development. 56/57 - Good design is a key aspect of sustainable development and high quality and inclusive design should be incorporated into all development. 111 - Effective use of brownfield land to be encouraged. Canterbury District Local Plan: H1 - Residential development on allocated & non-allocated sites. H4 - Provision of affordable housing and mixed housing types and sizes on development sites. BE1 - High quality designs, sustainable developments and specific design, amenity and landscape criteria to which the Council will have regard: cross-refers to SPGs. BE2 - Creation of successful public realm in major developments. BE3 - Design statements/development briefs to be submitted with applications. BE7 - Conservation Areas and their settings to be preserved or enhanced: specific criteria for consideration. BE15 - Archaeological evaluation of sites of archaeological interest. BE16 - Appropriate archaeological recording works. NE1 - Site surveys where protected species known or suspected. NE5 - Retention of trees, hedgerows and woodland or other landscape features. C1-2004 Canterbury District Transport Action Plan principles to be considered. C4 - Transport Assessment and Travel Plan for developments with significant transport implications. C9 - KCC Vehicle & Cycle Parking Standards with local variations C16 - Educational needs arising from housing to be addressed; commuted sums C28 - Provision of outdoor play space on new housing development or commuted sums provided. IMP2 - Section 106 Agreements; contributions to be sought from developers for social, recreational or community facilities. Supplementary Planning Documents/Guidance: Heritage, Archaeology and Conservation SPD. Sustainable Construction SPD.
Development Contributions SPD. Trees and Development SPG. WRITTEN REPRESENTATIONS The application was advertised by means of a site notice, press notice and direct neighbour notification of 20 dwellings near the site; however no representations have been received from the occupiers of nearby properties. One letter from an interested resident of Canterbury advises that part of the site could form part of a route for a Canterbury Eastern ring road from the Sturry Road A258 to the Dover Road. The development as proposed would prevent such a route coming forward and as such, objects to the application. Spokes welcomes the proposed provision of cycle parking within the site. It is submitted that data shows that there is a high proportion of accidents involving cyclists compared with cyclists' modal share (which is low) which demonstrates that there is a greater than normal risk to cyclists here. It is therefore requested that the 30 mph portion of the A257 is extended to incorporate the junction with Villiers Road and the controlled crossing across Littlebourne Road, that there is a 20mph speed limit throughout the site and an adoptable cycle path linking the development with the quieter roads of the Spring Lane Estate be provided. Kent and Medway NHS advises that the development produces a need for contributions to support the delivery of investments highlighted in the Primary Care Trusts Estate Strategy to support the registration of the new population. The proposed development is expected to result in a need to invest in a number of local surgery premises at New Dover Road, the Northgate Medical Practice and Cossington House Surgery. A contribution of 85,572 is therefore sought plus support for the legal costs in connection with securing the contribution. Kent Police also request a contribution to provide funding for the additional staff that would be required as a result of this development and for additional accommodation. The cost of providing this would be 2,915. TECHNICAL CONSULTATIONS Kent Highway Services - The proposed internal layout and vehicle parking are satisfactory and the applicant has demonstrated that there will not be any overbearing junction capacity issues. The location of the site means that it is not particularly conducive to either walking or cycling but there are bus stops close to the site and the applicant is proposing to enhance these as part of the development. Visibility along Villiers Road appears to be restricted by existing planting and a level of visibility should be provided at this point. The proposed footpath on Littlebourne Road falls within the canopies of existing trees and therefore the specification for any engineering works should be agreed with the Tree Officer. Further details of the highway engineering works will be required before construction commences and the works completed prior to the occupation of the dwellings. Countryside - Ecology - An ecological scoping survey has been undertaken as well as great crested newt and bat surveys. As the habitat available for reptiles is restricted, mitigation for reptiles can be devised without the requirement for further survey work and be dealt with by condition. Great crested newts have previously been recorded within 500 metres of the site. Surveys of the site recorded no great crested newts. Trees and shrubs around the site boundary and buildings provide suitable habitat for nesting birds and works impacting on suitable bird nesting habitats must be timed in order to avoid the bird nesting season. If this is not
possible then a bird nesting survey of the site must be conditioned and if any active nests discovered no work that could disturb them can take place until the young have fledged. A bat survey did not record any bats emerging or entering buildings within the site and no bat droppings were found in the external areas of the buildings. One common pipistrelle was recorded commuting along vegetation to the west of the site and one nocturn bat commuting high above the site. The ecological scoping survey did record a small number of droppings considered to be those of a pipistrelle species outside building 2. A working methodology must be employed for the demolition of the building, by dismantling by hand any areas offering potential roosting space. If a bat is found, work must cease and Natural England be contacted. Development of the site provides an opportunity to significantly enhance its value for wildlife and the applicant should submit a range of proposed measures for agreement with the Local Planning Authority that will result in an enhanced state of ecological value for the site for a wide range of species. The trees fronting Littlebourne Road provide a valuable landscape feature that screen the site from the road. By connecting into boundary habitat they also provide foraging and commuting bat habitat for a range of species. It is recommended that these trees are retained and incorporated into the development and strengthened with native species where any opportunities for planting exist. Housing Strategy - It is encouraging that the site has come forward and the proposed number of houses is very similar to that originally planned. Ninety-three units on the site should bring forward 33 affordable units. This would be a welcome addition to the affordable housing stock in the District, however there is no mention of any affordable housing being included in the mix at present. As this is contrary to policy, the application is not currently supported. In response to the District Valuer's initial report on the viability of the scheme, it is suggested that the best way to test the viability of the scheme would be to wait for a fully costed application to be submitted. However in order to avoid further delay and expense, then a provision of 30 per cent affordable housing should be accepted providing the number of units on the site does not increase above the 93 currently proposed. Mouchel (on behalf of KCC Education) - The following development contributions are requested: Primary school - 130,635.57, secondary school - 35,331.69, libraries 4226.86, community learning - 2920.20, adult social services 4149.10. Environmental Protection - A noise survey of the site will be required and must be submitted with any full application which should be required by condition. Although the area does not fall within the Air Quality Management Area, St Martin's Hill has been flagged as an area of concern. Additional regular peak traffic could result in a further deterioration in air quality. In view of this an air quality assessment will need to be submitted with any full planning application. A condition should also be placed on any permission issued requiring a demolition and construction plan that details specific measures to be put in place to limit dust and pollution problems as a result of the demolition/construction phases. The submitted Phase 1 Environmental Assessment is fine and as recommended, a Phase 2 site investigation prior to development of the site should be carried out and the requirement for this attached as a condition to any permission issued. Should remediation measures be required, a detailed method statement should be provided along with a full closure report. In
addition, a qualified engineer should supervise the demolition/ground works stage and if any further contamination is suspected, this should be fully investigated and reported to the Council along with any remedial measures. An asbestos survey should also be carried out. A condition restricting the hours of work should be attached to any permission issued. Environment Agency - No objection to the proposals. It is requested that conditions be attached to any planning permission granted in respect of drainage and contamination. Southern Water - Initially it was advised that there is currently inadequate capacity in the local network to provide foul and surface water sewage disposal to service the proposed development. If the existing development discharges surface water to the existing surface water system, then a discharge from the site may be permitted. Alternatively, additional off site sewers or improvements to existing sewers can be provided to service the development. The planning application form makes reference to SUDs. The applicant will need to ensure that arrangements exist for the long term maintenance of these facilities. Should the application be granted it is requested that a condition is attached requiring details of foul and surface water disposal to be submitted and approved by the local planning authority. Following the receipt of additional information, Southern Water subsequently advised that the developer has provided information that there is an existing surface water flow connected to the sewerage system. The developer can therefore in principle connect the proposed foul flow to the main system, providing existing contributing surface water flows are removed from the system. Surveys and calculations will be required to show that the proposed flows will be no greater than existing. Engineering Section (Drainage) - No comments in respect of flooding as the site lies within the zone of least flood risk. In respect of foul drainage, before the application is considered by Committee, confirmation from Southern Water that it can accept the predicted flow from the development into its public sewer should be received. If this isn't possible then confirmation that the cost of the work would not have an adverse effect on the project's financial viability should be obtained. With regards surface water drainage it is uncertain as to how the existing site drains. If the applicant wishes to pursue disposal into surface water sewers then reassurance will be required that the proposed disposal rate of 121 litres per second will not cause surcharging elsewhere in the network. If this assurance cannot be given, then the Council's maximum discharge rate of 4 litres per second per hectare should be adhered to. SUDS methods are referred to in the Flood Risk Assessment but given that most of these methods have significant land take, due to the amount of land given over to parking, development and roads there is some doubt as to whether these can be successfully fitted into the proposed site layout. Further queries regarding maintenance are raised. In respect of further information received, the Council's Drainage Section has further advised that while no actual soil investigations have taken place nor has a final design been drawn up, it has been shown that it should theoretically be possible to deal with the surface water run-off by means of a series of trenches filled with granular material. The Flood Risk Assessment shows that there is sufficient space within the development layout to
accommodate a trench of the required dimensions. Therefore, in respect of surface water drainage, the applicant has demonstrated that at outline planning level it is possible to successfully deal with surface water run-off. However, when a full planning application is submitted, the calculations will need to be redone with actual rather than assumed values for the soil percolation rate, impermeable area etc. The precise location and size of the infiltration trench will also need to be shown in this application and it demonstrated that it is set at such a level so that the excess run off will drain into it rather than run off the site. A management and maintenance plan will also need to be submitted at this stage. With regards to foul drainage, Southern Water initially advised that there is inadequate capacity in the local network to provide foul and surface water sewerage disposal to service the proposed development. A report shows that a large proportion of the existing flow from the site into Southern Water's foul sewers is surface water. As the proposed development will eliminate the surface water from the foul sewer then even taking the new foul waste generated by the development into account, the development will actually reduce the total flow into the foul sewer. Consequently capacity in the local foul network should no longer be an issue. DRAINAGE CONSIDERATIONS The majority of the site is located within Flood Zone 1 and therefore has a less than 1 in 1000 annual probability of sea or river flooding. The Council's Drainage Engineer is satisfied that surface water run-off can be dealt with adequately, through the use of infiltration trenches, albeit further details of the proposals will be required. Given that the application is made in outline only, it is considered acceptable for this to be dealt with by condition or at the reserved matters stage. In respect of foul drainage, site investigations have revealed that at present surface water from the site discharges to the foul sewer. It is proposed that this be removed from the foul sewer which will mean a reduction in flows to the public foul sewage network by approximately 60 per cent. This approach is acceptable in principle to Southern Water and the Council's own drainage engineer. DISCUSSION The site is located within the urban area of Canterbury and is allocated for housing in the Local Plan. Furthermore it is a brownfield site, comprising previously developed land. Although some way out of the City centre, it is well served by public transport and there are existing bus stops close to the site. As such the proposal is considered to accord with Local Plan policy relating to new housing as well as the NPPF. Accordingly the principle of the residential development of the site is acceptable. The SPD on Development Contributions adopted in January 2007 sets out the Council's requirements for affordable housing which on sites of over 15 units in the urban area equates to 35 per cent. The applicant has submitted however that to provide this level of affordable housing on the site would render the scheme unviable. The Development Contributions SPD advises that in negotiating on the development contributions set out in the SPD, the Council will take into account issues of viability on individual sites and recognises that full contributions may in some circumstances render a development unviable. It is recognised that this is more likely to be the case on "brownfield" sites where costs associated with contamination and archaeological mitigation etc would have a bearing on viability issues. Where viability is an issue, the developer is required to submit an appraisal detailing how the gross development value and gross development costs have been assessed together with how that has affected the viability of the development scheme. In respect of the provision of
affordable housing, the SPD accepts that the requirement for affordable housing may impact on the viability of any particular development site and that the costs of a particular development may necessitate a reduction in the provision of local needs housing on a particular site. In these instances a "viability analysis" should be sought to demonstrate the extent of the costs and the realistic need to reduce or delete the provision of local needs housing from the scheme. It is claimed by the applicant that the scheme with a full 35 per cent affordable housing provision in accordance with policy requirements would render the scheme unviable. An initial financial appraisal report submitted with the application was assessed by the District Valuer's Office. It was concluded that a policy compliant scheme of 35 per cent affordable housing was technically viable but only by a very small margin and that the percentage of affordable housing that the scheme could support lay between 25 and 35 per cent. A combination of lack of information on some of the costings combined with a sensitivity of the calculations to small changes made it difficult to be more precise. Following on from this, the applicant employed a construction costs consultant to more fully detail the costs of the proposed development and a further development appraisal based on these costings has been submitted. This has been further assessed by the District Valuer's Office who has concluded that the scheme is unlikely to be viable with any more than 25 per cent affordable housing based on the scheme being constructed to meet level 3 of the Code for Sustainable Homes. As the development proposals have been demonstrated not to be economically viable with more than 25 per cent affordable housing, if the Council were to insist on the full 35 per cent affordable housing it is highly likely that the scheme would not come forward. At some point in the future the market should improve sufficiently to drive up end values to make development with the full affordable housing quota profitable. However this would leave the site undeveloped for a number of further years and in line with the provisions of the NPPF it is considered appropriate to support this development that would provide additional family housing in the District and include the provision of 23 much needed affordable units. The mix of the affordable units has been agreed with the Council's Housing Strategy Section and reflects actual need in the locality. It should be noted that it is proposed to construct the development to meet level 3 of the Code for Sustainable Homes rather than level 4 as is the Council's current requirement. To require the development to meet level 4 of the Code would further impact on the viability of the scheme however and lead to a further reduction in the percentage of affordable homes. Given the lack of affordable housing that has been delivered in the District in recent times, a reduction to level 3 in this instance is felt to be appropriate to achieve as many affordable units as possible. The applicant has agreed to make the requested development contributions in respect of transportation infrastructure improvement, open space, primary and secondary education, libraries, community learning and adult social services. Requests for contributions have also been received from the Kent and Medway NHS and Kent Police. While the request from Kent Police is not considered to fully comply with the Council's adopted SPD on development contributions, that from Kent and Medway NHS is considered more relevant, with the NHS identifying that the proposed development is expected to result in a need to invest in a number of local surgery premises at New Dover Road, the Northgate Medical Practice and Cossington House Surgery. A contribution of 85,572 is therefore sought. The applicant however has declined to make these requested contributions, considering there to be no policy requirement for them. The payment of the requested contribution would further impact on viability of the scheme and result in a reduction in the number of affordable houses that could be provided. Furthermore the SPD
advises that the four areas that are most important for seeking development contributions are affordable housing, education, transport and open space. Given these circumstances, although regrettable, it is not considered appropriate to pursue the requested contribution requested by the NHS in this instance as securing affordable housing is considered to take precedence. A Transport Assessment submitted with the application demonstrates that additional trips generated by the development on the local highway network would be imperceptible and this finding is accepted by the Highways Officer. The proposal incorporates a number of highway improvements outside of the proposed development site including an improvement to the junction of Villiers Road with Littlebourne Road with a ghost island, new footways linking the site with Littlebourne Road, a new pedestrian crossing on Littlebourne Road, the relocation of the eastbound bus stop to in front of the site, bus shelters and provision for a full Travel Plan. As such the proposal is considered acceptable in highway terms. An objection has been received from SPOKES regarding the lack of cycle infrastructure serving the site. While the provision of an off-road cycle link would be an asset to the development, given the scale of the development and the improvements already proposed it would be unreasonable to request the significant undertaking of funding additional cycle infrastructure given the local topography and limited number of cycle movements likely to be generated by the development as a whole, particularly taking into account the existing use of the site. The site at present comprises a transport depot and workshops and generates vehicle movements by commercial and heavy goods vehicles. The proposal would result in the removal of theses uses and bring the site into residential use which is considered more compatible with the residential character of the area. The closest properties to the site are the MoD housing to the north-west of the site but none of these directly adjoin the site and the separation and layout of the proposed scheme is such that I am satisfied there would be no loss of residential amenity occurring to the occupiers of these dwellings. In terms of the amenity of future residents of the proposed scheme, it is considered that the layout is acceptable and satisfactory spacing between the units is achieved. Views of the site are partially screened from the main Littlebourne Road by an existing tree and shrub screen along the site's southern boundary however the site at present is not particularly attractive, comprising large areas of hard standing, functional buildings, equipment and machinery. The surrounding area has a semi-rural appearance due to the adjacent golf course, open land to the front of the MoD land to the west and open grounds of St Martin's Hospital opposite. It is considered that the proposed residential development and associated landscaping will represent an improvement in visual terms and will not adversely impact on the setting of the Canterbury St Martin's Hospital Conservation Area on the opposite side of the road. It is proposed that the existing tree and shrub planting along the site's frontage adjacent to the main A257 Littlebourne Road be retained and reinforced which will assist in screening the development from views from Littlebourne Road. Further planting is proposed to be retained and supplemented along both the east and west boundaries with Villiers Road and the golf course which again will minimise the visual impact of the scheme from outside of the site. The Local Plan identifies that the site is suitable for 100 dwellings however the application is only for 93. Nevertheless the density proposed is considered appropriate, particularly given the site's location on the very edge of the urban area and adjacent to an Area of High Landscape Value. The layout reflects the site's transition from urban edge to countryside
with higher densities proposed adjacent to the barracks and lower densities and larger areas of open space to the east. The layout has been amended from earlier proposals following pre-application discussions and the revised scheme as submitted is felt to be acceptable. Only one access is proposed into the site, which would be from a newly formed access off Villiers Road, further to the north than the existing which would be closed, in line with the Highway Officer's request. From this a central spine road is proposed with cul-de sacs off it leading to informal groupings of dwellings. Much of the parking is proposed in parking courtyards and where possible these have been designed to form an integral part of the development and their appearance broken up with planting. The layout incorporates the use of many footways through making the site highly permeable to pedestrians. An area of amenity space is proposed on the eastern edge of the site adjacent to the golf course that incorporates a toddler play area. The layout allows for the retention of several existing trees within the site and areas of landscaping throughout. As the application is made in outline form, details of the design of the dwellings are not provided at this stage. Indicative plans demonstrate that the majority of the dwellings would be two storey with a few being three storey. An ecological scoping study identified that due to the general character of the site it is unlikely that the presence of bats, great crested newts, reptiles and birds would be such to constrain development at the site. A further survey of great crested newts and bats has also been undertaken which confirms that the development can take place without causing any unacceptable harm to matters of ecological importance. Should permission be forthcoming, conditions would be attached to secure ecological enhancement measures as well as protection for bats during demolition and nesting birds and mitigation measures for reptiles and great crested newts. In respect of the objection from a Canterbury resident that the site could form part of a southern ring road, the designation of the site in the Local Plan for housing gives a presumption in favour of the residential development of the site and as such is disregarded. Taking the above factors into account it is recommended that outline planning permission be granted. Given the proposed reduction in affordable housing provision and development to be constructed to meet level 3 of the Code for Sustainable Homes rather than Code 4, considered acceptable in this instance on the basis of a detailed assessment of the viability of the scheme, it is proposed that a reduced time limit for the implementation of the scheme be given (three years rather than a possible five). Should the development not be delivered within this timeframe, this would enable the viability of the scheme to be re-assessed which may well be different come three years and result in an opportunity to secure additional affordable homes.