To receive apologies for absence.

Apologies were received from Councillor Graham Andrews and Councillor Graham Jones.

To receive details of any Member nominated to attend the meeting in place of a Member of the Committee.

Councillor Bowen substituted for Councillor Graham Andrews and Councillor Mike Jones for Councillor Graham Jones.

To receive declarations of interests in respect of Schedule 1, Schedule 2 or Other Interests from members of the committee in respect of items on the agenda.

Agenda item 6: 200299 - Land adjacent Garnom, Birch Hill, Clehonger

Councillor Milln declared an other declarable interest because he knew one of the objectors.

Agenda item 7: 202974 - Proposed extension and alterations at Hooks Cottage, Lea Bailey, Ross-on-Wye

Councillor Wilding declared a schedule 1 interest because he was the applicant.  He left the meeting for the duration of this item.

To approve and sign the minutes of the meeting held on 10 November 2020.

RESOLVED:   That the minutes of the meeting held on 2 December 2020 be approved as a correct record.

To receive any announcements from the Chairperson.

None.

Proposed erection of two dwelling houses with shared vehicle access.

The application was refused in accordance with the Case Officer’s recommendation.

(Proposed erection of two dwelling houses with shared vehicle access.)

The Senior Planning Officer (SPO) gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these minutes.

The Committee had deferred consideration of the application on 5 August 2020 to allow comment to be sought from the Landscape Officer.

The SPO reported that the Senior Landscape Officer had objected to the proposal.  In addition the Clehonger Neighbourhood Development Plan had passed through independent examination with no changes.  The Plan would now be subject to a referendum.  It should be attributed significant weight at this point.  Given these two factors the officer recommendation had changed to recommend refusal of the application.

In accordance with the criteria for public speaking for virtual meetings, Mrs A Davies of Clehonger Parish Council spoke in objection to the application, as a virtual attendee.  Mr K Hastings spoke in objection to the application, as a virtual attendee.  Mr D Baume, the applicant’s agent had submitted a written submission in support of the application.

In accordance with the Council’s Constitution, the local ward member, Councillor Hitchiner, spoke on the application.  He highlighted the housing growth in the village, the significant weight that could now be given to the NDP, to which the proposal was contrary, and the objection from the Landscape Officer.  He considered that on balance the application should be refused.

The Committee discussed the application.

The Lead Development Manager commented that the significant weight that could now be given to the NDP, in conjunction with the cumulative impact of housing development, which meant that the minimum housing target had been significantly exceeded, and the landscape harm underpinned the recommendation for refusal.

The local ward member was given the opportunity to close the debate.  He reiterated his support for refusal of the application.

RESOLVED: That planning permission be refused for the following reasons:

1.         The application seeks approval for the erection of 2 dwellings in a location that is adjacent to, but outside of the settlement boundary for Clehonger. Locationally this accords with policy RA2 of the Herefordshire Local Plan – Core Strategy, but is in direct conflict with policy C2 of the draft Clehonger Neighbourhood Development Plan, which is afforded significant weight, following the Examiner’s Report that does not recommend any modifications. The Clehonger Neighbourhood Development Plan Area has experienced considerable growth and the Plan provides for a considerable exceedance of the minimum proportional growth target and the Examiner saw no reason to expand the settlement boundary (including to accommodate the application site as per the applicants’ representations). The proposed development fails to meet any of the exceptions for development outside settlement boundaries, as specified in policy RA3 of the Herefordshire Local Plan – Core Strategy. In undertaking the test set out in paragraph 11d)ii of the National Planning Policy Framework, in light of the Council’s current housing land supply position, the identified adverse impact of direct conflict with the  ...  view the full minutes text for item 45.

Proposed extension and alterations.

The application was approved in accordance with the Case Officer’s recommendation.

(Proposed extension and alterations.)

(Councillor Bowen had left the meeting and was not present during consideration of this application. Councillor Millmore had not heard the whole of the presentation and discussion and accordingly did not vote on this application.)

Councillor Yolande Watson fulfilled the role of local ward member on behalf of Councillor Wilding and accordingly had no vote on this application.

Councillor Wilding, the applicant, had declared an interest and left the meeting for the duration of this item.)

The Planning Officer gave a presentation on the application.

In accordance with the Council’s Constitution, Councillor Watson fulfilling the role of local ward member had made a written submission.  This was read to the meeting.  She supported the application.

RESOLVED: That planning permission be granted subject to the following conditions and any further conditions considered necessary by officers named in the scheme of delegation to officers.

INFORMATIVES:

Proposed erection of a single-storey extension to form annexe accommodation.

The application was approved in accordance with the Case Officer’s recommendation.

(Proposed erection of a single-storey extension to form annexe accommodation.)

(Councillor Bowen had left the meeting and was not present during consideration of this application.) 

The Planning Officer gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these minutes.

In accordance with the Council’s Constitution, the local ward member, Councillor Crockett had made a written submission.  This was read to the meeting.  She supported the application.

RESOLVED: That planning permission be granted subject to the following conditions and any other further conditions considered necessary by officers named in the scheme of delegation to officers:

1.         C01 - Time limit for commencement (full permission)

            The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

            Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2.         C07 - Development in accordance with approved plans and materials

            The development hereby approved shall be carried out strictly in accordance with the approved plans (drawing nos. 22LL-01 revision A; 22LL-02; 22LL-03 revision A; 22LL-04; 22LL-05 revision A; the design and access statement; the application form and the document titled “Brick for South & West elevations” dated 10 November) and the schedule of materials indicated thereon.

            Reason: To ensure adherence to the approved plans and to protect the general character and amenities of the area in accordance with the requirements of Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

3.         C14 - Matching external materials (extension)

            The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

            Reason: To ensure the external materials harmonise with the existing building so as to ensure that the development complies with the requirements of Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

4.         C79 - Occupation ancillary to existing dwelling only (granny annexes)

            The extension hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as 41 Pool Cottages.

            Reason: It would be contrary to Policy SD1 of the Herefordshire Local Plan – Core Strategy to grant planning permission for a separate dwelling in this location.

            INFORMATIVES:

1.         IP1 – Application Approved Without Amendment

            The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations, including any representations that have been received. It has subsequently determined to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

Proposed extension and alterations.

The application was refused in accordance with the Case Officer’s recommendation.

(Proposed extension and alterations.)

(Councillor Bowen had left the meeting and was not present during consideration of this application.)

The Senior Planning Officer gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these minutes.

In accordance with the criteria for public speaking for virtual meetings, Mr S Kerry, of Hereford City Council submitted a written submission in opposition to the scheme.  This was read to the meeting. 

In accordance with the Council’s Constitution, the local ward member, Councillor Tyler, had made a written submission.  This was read to the meeting.  She supported refusal of the application.

RESOLVED: That planning permission be refused for the following reasons:

1.         The proposal would have an overbearing / overshadowing effect on neighbouring properties and would diminish the natural light to their habitable rooms; thus detrimentally impacting the amenity of adjoining dwellings. As such the proposal is wholly contrary to the intent of Herefordshire Local Plan Core Strategy Policy SD1, LD1 and SS6 and the relevant design policies of the National Planning Policy Framework.

2.         The proposal by virtue of its form, size, scale, siting and design would present an incongruous addition which would have an unacceptable impact on the character and appearance of the host dwelling and local built form. Thus it would have a detrimental impact on the character and appearance of the street-scene, at odds with the sense of place that is experienced in the locale; thus being contrary to Policies SD1, SS6 and LD1 of the Herefordshire Local Plan – Core Strategy, the design guidance set out within Paragraphs 124, 127 and 130 of the National Planning Policy Framework, as well as the expectations of the National Design Guide.

INFORMATIVES:

1.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations by identifying matters of concern with the proposal and discussing those with the Agent. Unfortunately, it has not been possible to negotiate a way forward for the current proposal. However, the Local Planning Authority has clearly set out, within its report, the steps necessary to remedy the harm identified within the reasons for refusal – which may lead to the submission of a more acceptable proposal in the future. The Local Planning Authority is willing to provide pre-application advice in respect of any future application for a revised development.

Date of next site inspection – 15 December 2020

Date of next meeting – 16 December 2020

Noted.