Proposed demolition of existing agricultural building and erection of 5 no. Four bedroom detached dwellings. Alterations to existing vehicular access, landscaping and other associated works.

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

(Proposed demolition of existing agricultural building and erection of 5 no, four bedroom detached dwellings.  Alterations to existing vehicular access, landscaping and other associated works,)

 

(Councillor J Hardwick, Vice-Chairman, in the chair.)

 

The Development Manager gave a presentation on the application.

 

In accordance with the criteria for public speaking, Mr N Rodger a local resident, spoke in objection to the application.  Mr N Callow, the applicant’s agent, spoke in support.

 

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

 

He made the following principal comments:

 

·        The development was not welcomed by the existing local residents.  He supported their concerns. However, he noted that some 900 homes were required to be built in Ross-on-Wye under the Core Strategy.

·        He expressed a number of concerns about overlooking, and the elevation and orientation of the dwelling on plot 1 in particular.

·        Account needed to be taken of the fact that the site was within the Wye Valley AONB. 

·        If the development were to be approved footpath and cycleway provision would be of benefit, having particular regard to children living in the development.

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

 

·        It was asked if a condition could be placed upon the access to prevent it being used to open up further development of the area. 

·        There were no objections from Ross-on-Wye Town Council, the Wye Valley AONB partnership or from any of the other consultees.

·        The issues of overlooking and slab levels and drainage needed to be addressed.  There was a concern that surface water would be directed from the site onto the road and houses below.

·        One point of view was that exceptional design was required in the AONB and the scheme was not exceptional.  Another view was that the development’s design was suitable and in keeping with adjoining development.

·        The development was greenfield development in the AONB and the NPPF and Core Strategy required that brownfield development should be considered first.

·        The development would set a precedent for a new building line and mitigation measures were therefore important.

·        In response to a question about the assessment of the site in the Strategic Housing Land Availability Assessment, the Development Manager commented that he did not have that information to hand but in any event the SHLAA was high level in its analysis.  The application was designed to mitigate the impact and officers considered the scheme acceptable.

·        He added that the scheme included significant landscaping measures that over time would provide a substantial buffer.  Caution would need to be exercised over amendments to the layout.

The local ward member was given the opportunity to close the debate.  He reiterated that the development was not ideal and he remained concerned about overlooking and the elevation of the plots.

 

The Development Manager commented that conditions could be added in relation to the access.  He also suggested including conditions in relation to slab levels and to drainage, requiring a drainage solution to be submitted before development commenced.  He suggested that the reorientation of plot 1 was something that might helpfully be discussed with the Vice-Chairman and the local ward member.

 

RESOLVED:  That subject to further discussions with the applicants regarding the orientation of plot 1 and consultation with the Vice-Chairman and the local ward member officers named in the Scheme of Delegation to Officers are authorised to grant planning permission subject to the conditions below and any other further conditions considered necessary:

 

1.         A01 – Time limit for commencement         

 

2.         B02 – Development in accordance with approved plans and details

 

3.         The recommendations set out in Section 6 the ecologist’s report from Focus Ecology dated October 2013 should be followed unless otherwise agreed in writing by the local planning authority. Prior to commencement of the development, a species mitigation and habitat enhancement scheme integrated with the landscape scheme should be submitted to and be approved in writing by the local planning authority, and the scheme shall be implemented as approved.

 

            Reasons: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the NERC Act 2006, Conservation of Habitats and Species Regulations 2010 and relevant Policies of the Core Strategy.

 

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

 

            Reasons: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the NERC Act 2006, Conservation of Habitats and Species Regulations 2010 and relevant Policies of the Core Strategy.

 

5.         Foul water and surface water discharges shall be drained separately from the site.

 

            Reason: To protect the integrity of the public sewerage system.

 

6.         No surface water shall be allowed to connect, either directly or indirectly, to the public sewerage system unless otherwise approved in writing by the Local Planning Authority.

 

            Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.

 

7.         Public footpaths RR9 and ZK33 shall not at any time during or after the construction phase be obstructed by the development.

 

            Reason: To comply with Herefordshire Unitary Development Plan policies DR2, DR3

 

8.         H03 – Visibility Splays 2.4 - 51 (mfs 2 2 seconds)

 

9.         H06 – Vehicular access construction

 

10.       H09 – Driveway gradient

 

11.       H13 – Access, turning area and parking

 

12.       H18 – On site roads - submission of details

 

13.       H17 – Junction improvement/off site works

 

14.       H20 – Road completion in 2 years

 

15.       H27 – Parking for site operatives

 

16.       H29 – Covered and secure cycle parking provision

 

17.       G01 – Earthworks

 

18.       G02 – Retention of trees and hedgerows

 

19.       G03 – Retention of existing trees/hedgerows: scope of information required

 

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

 

21.       G05 – Pre-Development tree work

 

22.       G09 – Details of Boundary treatments

 

23.       G10 – Landscaping scheme

 

24.       G11 – Landscaping scheme – implementation

 

25.       C01 – Samples of external materials

 

26.       F07 – Domestic use only of garage

 

27.       F14 – Removal of permitted development rights

 

28        Prior to the first occupation of the development a scheme demonstrating measures for the efficient use of water as per the optional technical standards contained within Policy SD3 shall be submitted to and approved in writing by the local planning authority and implemented as approved.

 

            Reason: To ensure compliance with Policies SD3 and SD4 of the Hereford Local Plan – Core Strategy

 

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.         Welsh Water Informatives

 

3.         HN01 – Mud on highways

 

4.         HN04 – Private apparatus in the highway

 

5.         HN05 – Works within the highway

 

6.         HN08 – Section 38 Agreement & Drainage details

 

7.         HN10 – No drainage to highway

 

8.         HN22 – Works adjoining highway

 

9.         HN24 – Drainage other than via highway system

 

10.       HN28 – Highways Design Guide and Specification