Proposed residential development of 10 no dwellings.

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

(Proposed residential development of 10 no dwellings.)

 

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, Mr M Collins, of Leintwardine Group Parish Council spoke in opposition to the Scheme.  Mr A Stewart, the applicant’s agent, spoke in support.

 

In accordance with the Council’s Constitution, the local ward member, Councillor CA Gandy, spoke on the application.

 

She commented that the access to the site was expected to be via the access created for the doctor’s surgery and would mean residents of the new dwellings driving through the surgery car park.  The surgery was used by a number of elderly people and she was concerned that this would present a risk to safety.  Some form of traffic management together with signage would be needed to ensure that traffic travelling to and from the dwellings had to slow down.

 

In the Committee’s discussion of the application the following principal points were made:

 

·        It was observed that the development contained no affordable housing.  The Development Manager commented that the density of the development was equivalent to 25 dwellings per hectare.  He added that Leintwardine had achieved its allocation of affordable housing and there was no current need to be met.  . 

·        Some members expressed concern about the shared access.  The Development Manager commented that the application was an outline application.  The Committee therefore only needed to consider the principle of development.  Access and other transportation matters including pedestrian access would be considered at the reserved matters stage. The Transportation Manager had no objections to the application.

·        The intention to provide bungalows within the development was welcomed.

·        The size of the development was comparatively modest and more acceptable than some other proposals that had come before the Committee.

·        Note should be taken of the concerns expressed by the Parish Council that the settlement would have an adverse affect on the setting of the village.

·        If approved the developer should be required to build to the highest achievable standards.

·        Account should be taken of the comments of the Conservation Manager – Landscape regarding the siting of house plots number 6 and 10 and their proximity to the hedgerow.

The Development Manager commented that the development represented organic growth and it was to be hoped that concerns raised by Members could be addressed at the reserved matters stage.

 

The local ward member was given the opportunity to close the debate and reiterated her concerns about the safety of the access.

 

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 (subject to the deletion of paragraph 4), 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.

 

1.         A01 Time limit for commencement (full permission)

           

2.         A03 Time limit for commencement (outline permission)

 

3.         A04 Approval of reserved matters

 

4.         C01 Samples of external materials

 

5.         The development shall include no more than 10 dwellings with a combined floor area not in excess of 1,000 square metres.  None of the dwellings shall be more than two storeys high.  In accordance with the details submitted with the application, at least four of the dwellings shall be bungalows.

 

            Reason: To define the terms of the permission and to conform to Herefordshire Unitary Development Plan Policies S1, DR1, H13 and the National Planning Policy Framework.

 

6.         H11 Parking – estate development (more than one house)

 

7.         H18 On site roads – submission of details

 

8.         H20 Road completion

 

9.         H21 Wheel washing

 

10.       H27 Parking for site operatives

 

11.       H29 Covered and secure cycle parking provision

 

12.       The recommendations set out in the ecologist’s report from Turnstone  dated April 2015 should be followed unless otherwise agreed in writing by the local planning authority.  Prior to commencement of the development, a habitat protection and enhancement scheme integrated with the landscape scheme should be submitted to and be approved in writing by the local planning authority, The scheme should include a timetable for completion of habitat protection and enhancement measures and they  shall be implemented as approved.

 

            An appropriately qualified and experienced ecological clerk of works should be appointed (or consultant engaged in that capacity) to oversee the ecological mitigation work.

 

            Reason: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 and Policies NC1, NC6 and NC7 of Herefordshire Unitary Development Plan.  To comply with Herefordshire Council’s Policy NC8 and NC9 in relation to Nature Conservation and Biodiversity and to meet the requirements of the NPPF and the NERC Act 2006.

 

13.       G04 Protection of trees/hedgerows that are to be retained

 

14.       G09 Details of boundary treatments

 

15.       G10 Landscaping scheme

 

16.       G11 Landscaping scheme - implementation

 

17.       Prior to the commencement of the development hereby approved the following details shall be submitted to and approved in writing by the local planning authority:

 

•                  A detailed surface water drainage strategy that includes drawings and calculations that demonstrate consideration of SUDS techniques, no surface water flooding up to the 1 in 30 year event and no increased risk of flooding as a result of development up to the 1 in 100 year event and allowing for the potential effects of climate change;

 

•                  A detailed foul water management strategy;

 

•                  Proposals for the adoption and maintenance of the surface and foul water drainage systems. Prior to construction we would also require the following information to be provided;

 

•                  Results of infiltration testing undertaken in accordance with BRE365 and results of recorded groundwater levels, noting that the base of any infiltration structure should be a minimum of 1m above the highest recorded groundwater level.

 

            The development shall be carried out in accordance with the approved details.

 

            Reason: To ensure that effective drainage facilities are provided for the development and that no adverse impacts occur to the environment or the existing public sewerage system so as to comply with Policy CF2 of the Herefordshire Unitary Development Plan and the NPPF.

 

18.       E01 Site investigation – archaeology

 

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, 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.

 

2.         HN10 No drainage to discharge to highway

 

3.         HN08 Section 38 Agreement & Drainage details

 

4.         HN07 Section 278 Agreement

 

5.         HN01 Mud on highway

 

6.         HN28 Highway Design Guide and Specification

 

(The meeting adjourned between 3.20pm and 3.30pm.)