Outline application with all matters reserved for residential development.

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

(Outline application with all matters reserved for residential development.)

The Principal 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 Mrs E Dimbylow, a resident, spoke in objection.  Mr D Hughes, the applicant’s agent spoke in support.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, the local ward member, Councillor JW Millar spoke on the application indicating his support for it.

He commented on a number of issues including:

·         The local community had embraced the concept of neighbourhood planning.  It had concluded that the proposed site was the best site for additional housing and that a development of 40 houses was acceptable. 

·         He acknowledged that there were some concerns about the development but he considered that these could be addressed.  Sustainable development required growth in existing villages.

The debate opened and the following principal points were made:

·         The Parish Council had identified the site as the preferred site and had submitted no objection.  This was a good example of localism and the application should be supported.

·         It was requested that the width of the highway be reduced in order to provide a continuous footpath to the development supporting the policy objective of giving priority to the needs of pedestrians.  The Principal Planning Officer confirmed that a continuous footpath of adequate width could be provided and that was now the intention.  However, it may not be possible to provide a path 2 metres wide.  This would be resolved when detailed drawings were completed.

·         Consideration needed to be given at the reserved matters stage to ensuring that the housing was of appropriate design so that it reduced the impact on England’s Gate Inn and the other historic buildings nearby.  The Principal Planning Officer commented that a landscape buffer was proposed.  He drew attention to paragraph 6.35 of the report which recommended further consultation with the Parish Council and local community on the detail of any reserved matters submission.

·         Clarification was sought on how villages were placed in terms of the assessment of the number of houses they could accommodate in the absence of an adopted Core Strategy.  It was asked whether, if the proposed development were approved, it would count towards the allocation identified for Bodenham in the draft Core Strategy.  The Development Manager commented that the Committee could not give weight to the draft Core Strategy in considering the application.  The position would be assessed when the Core Strategy was approved and a Neighbourhood Plan was produced.   The Principal Planning Officer added that the development would count towards the growth identified for the period of the Core Strategy (2011-2031) but a final figure for housing growth for the village could not be confirmed until the Core Strategy was adopted.

·         The Principal Planning Officer clarified the provisions relating to affordable housing set out in paragraphs 8 and 9 of the draft Heads of Terms appended to the report.  He confirmed that there would be 14 affordable housing units and that a covenant would apply to those units proposed for intermediate tenure occupation.

·         The applicant’s intention to construct buildings to a minimum of code 4 of the code for sustainable homes was welcomed.

The local ward member was given the opportunity to close the debate.  He reiterated his support for the proposal which represented sustainable development with community benefits and had the support of the majority of the village.

RESOLVED: That subject to the completion of a Section 106 Town & Country Planning Act 1990 obligation agreement in accordance with the Heads of Terms stated in the report, officers named in the Scheme of Delegation to Officers are authorised to grant outline planning permission, subject to the conditions below and any other further conditions considered necessary.

Informatives: