Agenda item

To discuss and comment on the outline proposals from Qualis for the redevelopment of the Pyrles Lane site in Loughton (report attached).

A Small, Strategic Director, introduced this report. When Qualis was created at the end of 2019 it was with the intention of taking forward a number of potential redevelopment sites that the Council had been holding on to for some time, as the market was unable or unwilling to respond, due to local conditions or site challenges. The Council had agreed last year to transfer the Pyrles Lane site but Qualis had held it in abeyance, as the access and site conditions made it more challenging to progress.

Qualis Commercial Development Director, S Rutter, outlined the redevelopment proposal, which was a Local Plan site and was now at the pre-application stage with the Local Planning Authority. The original scheme in 2016 had included flats and houses with a narrow access off Pyrles Lane, but the creation of a suitable entrance road was important. Regarding timescales, Qualis would be ready for the evaluation stage by the beginning of July 2021 followed by a formal offer, and a consultation would be organised for mid to the end of September 2021.

Councillor S Murray acknowledged this was an important site in Loughton. He wanted to see the financial model and queried the use of ‘fair’ market value rather than ‘proper’ market value. He felt it probably had around the right number / mix of properties and was conscious the application might go before Area Plans South. Adequate parking would be required as public transport links were not very good. If Cabinet decided to sell the site, what was in place to prevent Qualis submitting a completely different application? Councillor J Philip replied that fair market price was a recognised term. The Qualis Four-Year Business Plan would incorporate a proper business case. The planning committees were there to make decisions but if the plans were changed, the project would need a better business case and return to Cabinet.

Councillor D Wixley, the Ward Councillor, clarified that the Council’s Pyrles Lane Nursery had previously been located here and the site had first been disclosed 10 years ago but he had not been kept informed on developments as the Ward Councillor and for residents. A press release would be helpful to avoid any misunderstandings. Based on the houses proposed it would go before the District Development Management Committee (DDMC) not Area Plans South and to Loughton Town Council for comments. He had a phone conversation with S Rutter yesterday. The biggest concern on residents was to those whose properties backed on to this site, especially 77 Pyrles Lane and no. 81, as Qualis wanted to purchase some land. Since the Council had annually trimmed the trees on the site, what would happen in future? There had been a suggestion that the water supply that went to the GROW community garden would be cut off, but this should be preserved. A site visit before the planning application determination would be useful as the drawings in the report made the site look bigger than it was. He stated that any comments he made were not final, and he reserved final judgement for such meeting. The 167 bus route no longer existed and there were issues in relation to the Epping Forest Special Area of Conservation and air quality. There were also concerns about the density of the site, parking and access – Pyrles Lane was a very busy road and the concealed entrance sign got covered up by vegetation, which needed to be addressed. Was 79 Pyrles Lane going to be demolished? In relation to the three additional portions of land being purchased, one included the rear part of 81 Pyrles Lane but where were the other ones? How would the consultation be organised? Qualis’ Commercial Director replied that the three portions included the triangle of the access, 79 would be demolished, 81 and the land next to it was owned by the Council. Once the plans had been developed, Qualis would talk to councillors again. Letters would be sent out to the surrounding streets. The Council website would host the consultation and all the documentation/plans, and the consultation would be set up to allow people to register their comments. Near to September, people would be able to visit the Civic Offices to talk to Qualis and see the plans for the site. Councillor J Philip added that if the Council no longer owned the land and land transfer had happened then it might not go to DDMC. A clear steer was needed on what Cabinet should be looking at because if the Council was not the landowner, the planning application would go to the Area Plans South Committee. The application would not be determined by officers under delegated powers.

Qualis’ Commercial Director replied to the following questions raised by members.

·      Regarding the dates of the timeline, had land values been secured? The land valuations had taken longer than anticipated, but the timescales would become clearer once these were in place by the beginning of July.

·      Was affordable housing included, or in addition? Affordable housing would be a percentage of the total number of units in the current scheme.

·      What would be the percentage of affordable housing? This would be covered in the viability assessment, as the 14-metre fall across this location meant there were expensive constraints to the site.

·      How many and what sort of affordable housing units would there be and what sort of consultation would there be with residents? Qualis had not defined the affordable housing numbers yet. The valuations were being done by the Council and conversations were taking place with those residents that bordered the site. Once Qualis was fully assured of the access arrangements the development could then move forward.

·      Had the City of London Corporation expressed an interest in acquiring this buffer land as it owned a section of Hillyfields? Qualis was not aware of any such negotiation but the land was an allocated site in the Local Plan.

·      Can we guarantee that any damage caused by construction traffic would be rectified? Yes, Qualis would look at the impact of construction traffic and take any necessary action.

·      Regarding the portions of additional land, were they privately owned and could one of the parties say no? The Council had sold no. 81 on a long lease in 1982.

·      Housing had a big part to play in carbon emissions, what assurance was there of keeping the carbon footprint as low as possible? Qualis would be looking at the sustainability criteria. There would be numerous environmental improvements, e.g. thermal insulation. Therefore, there would be a comprehensive set-up to meet the carbon agenda, which was part of the Council’s criteria.

·      Were there any other potentials for the site? Only in relevance to housing stock types. Councillor J Philip added that it was earmarked in the Local plan for residential use.

RESOLVED:

(1)          That the Committee had discussed Qualis’ outline proposal for the redevelopment of the Pyrles Lane site; and

(2)          That the Cabinet consider members’ comments and observations from this meeting when Qualis put forward a detailed acquisition proposal.