Proposed erection of one dwelling.

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

(Proposed erection of one dwelling.)

The Principal Planning Officer gave a presentation on the application.

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

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

She made the following principal comments:

·         Referring to the foreword to the National Planning Policy Framework she questioned the merit of the development of a house in the front garden of an existing property with access off an unadopted road.

·         The Parish Council had objected to the proposal as had a number of local residents.

·         The proposal would have a negative impact on the amenity of existing properties contrary to relevant paragraphs of the Core Strategy and the NPPF.  It failed to meet points 1, 3 and 4 of the criteria for development set out in Policy RA2.  The proposal was also contrary to policies LD1 and SS6.

·         The development was inappropriate in the AONB.  Contrary to paragraph 64 of the NPPF it was out of poor design and did not improve the character of the area.

·         It was inappropriate development of a residential garden contrary to paragraph 53 of the NPPF.

·         The access via an unadopted road was very narrow with limited turning space.  An application for development on the site had been refused in 2007.

·         She had seen the sewer crossing the site.

·         If the Committee was minded to approve the application she requested that the established hedge should be retained as far as possible.

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

·         There had to be some concern that a sewer pipe did run underneath the property given Welsh Water’s comments about ensuring no detriment to Welsh Water’s assets.

·         The Transportation Manager had withdrawn his objection to the access in the light of an Inspector’s view expressed at an earlier appeal on an adjoining site.

·         If planning permission was granted permitted development rights should be removed.

·         The proposal represented overdevelopment to the detriment of neighbours.

·         Regard should be had to the grounds for objection advanced by the local ward member.

·         The development did not represent change for the better and was not appropriate within the AONB.

The Development Manager commented that the site did have constraints but formed part of an existing settlement.  The highway safety issues were not significant enough to warrant refusal.  If the application were to be approved he suggested that conditions should be added relating to slab levels, hedge maintenance and the removal of permitted development rights.

The local ward member was given the opportunity to close the debate.  She had no additional comments.

RESOLVED: That planning permission be granted subject to conditions relating to slab levels, hedge maintenance, the removal of permitted development rights and the following conditions:

1.         A01 - Time limit for commencement (full permission)

2.         B02 - Development in accordance with approved plans

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

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

4.         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.

5.         H06 - Vehicular access construction

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

7.         H13 - Access, turning area and parking

8.         H27 - Parking for site operatives

9.         H29 - Secure covered cycle parking provision

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.         HN01 - Mud on highway

3.         HN04 - Private apparatus within highway

4.         HN05 - Works within the highway

5.         HN10 - No drainage to discharge to highway

6.         HN28 - Highways Design Guide and Specification

7.         HN24 - Drainage other than via highway system