Proposed residential development for three detached and four semi detached dwellings with modified vehicle access to B4361.

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

(Proposed residential development for three detached and four semi-detached dwellings with modified vehicle access to B4361.)

 

The Principal Planning Officer gave a presentation on the application.

 

In accordance with the criteria for public speaking, Mr G Thompson of Luston Group Parish Council spoke in opposition to the Scheme.  Mr D Baume, the applicant’s agent, spoke in support.

 

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

 

He expressed regret that the proposal represented backland development.  The Parish Council had been proactive in identifying preferred development sites.  It supported the development of the site in principle but considered that a development of up to a maximum of 5 houses would be acceptable.  He also expressed concerns about surface water run off into the brook at Luston and the risk of flooding, suggesting that if the application were to be approved consideration should be given to an attenuation pond, and the inclusion of a Grampian condition to ensure that the sewerage system was adequate.  In addition vehicles associated with the construction should be required to park on site.

 

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

 

·        The principle of development was accepted by the Parish Council and the density a 17 per hectare was within the Council’s parameters.

·        The type of backland development proposed eroded the character of the village.

·        Flooding of the brook at Luston was a serious issue and consideration should be given to rainwater harvesting and a wet drainage system.

·        The development was urban style development in a rural village and a development of 7 houses was too big.  A development of five houses of appropriate style would be more appropriate.  The proposal would not conserve and enhance the character of the settlement, it would harm it.

·        Developers should have regard to the views of Parish Councils.  A development of five houses would be more appropriate.

·        The proposal was in a conservation area, but the Conservation Manager (Historic buildings) had commented that the proposed development would have a neutral effect.

·        It was questioned whether the proposal met the criteria of policy RA2.

The Lead Development Manager commented that officers had secured a reduction in the proposed development from the 14 dwellings originally proposed.  He considered a development of 7 houses to be acceptable. Condition 18 required water conservation and efficiency measures and other conditions controlled surface water run off.  The proposal represented organic growth and complied with policy RA2.

 

The local ward member was given the opportunity to close the debate.  He reiterated his request for consideration to be given to an attenuation pond and his regret at the loss of green space.

 

RESOLVED: That planning permission be granted subject to the following conditions and any other conditions recommended by officers:

 

1.         A01 Time limit for commencement (full permission)

 

2          B02 Development in accordance with the approved plans

 

3          C01 Samples of external materials

 

4          F14 Removal of permitted development rights

 

5          F16 No new windows in specified elevations

 

6          G02 Retention of trees and hedgerows

 

7          G10 Landscaping scheme

 

8          G11 Landscaping scheme implementation

 

9          The recommendations set out in the ecologist’s report from Worsfield and Bowen dated September 2014 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 should be submitted to and be approved in writing by the local planning authority, and the scheme 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.

 

            Reasons:

 

            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 Policy LD2 of Herefordshire Local Plan – Core Strategy

 

            To comply with Herefordshire Council’s Policy LD2 of Herefordshire Local Plan – Core Strategy  in relation to Nature Conservation and Biodiversity and to meet the requirements of the NPPF and the NERC Act 2006

 

10        H03 Visibility splays

 

11        H11 Parking – estate development (more than one house)

 

12        H21 Wheel washing

 

13        121 Scheme of surface water regulation

 

14        I16 Restriction of hours during construction

 

15        L01 Foul/surface water drainage

 

16        L02 No surface water to connect to public system

 

17        L03 No drainage run-off to public system

 

18        Prior to the first occupation of any of the residential development hereby permitted written evidence / certification demonstrating that water conservation and efficiency measures to achieve the ‘Housing – Optional Technical Standards – Water efficiency standards’ (i.e. currently a maximum of 110 litres per person per day) for water consumption as a minimum have been installed / implemented shall be submitted to the Local Planning Authority for their written approval. The development shall not be first occupied until the Local Planning Authority have confirmed in writing receipt of the aforementioned evidence and their satisfaction with the submitted documentation. Thereafter those water conservation and efficiency measures shall be maintained for the lifetime of the development;

 

            Reason: To ensure water conservation and efficiency measures are secured, in accordance with policy SD3 (6) of the Herefordshire Local Plan Core Strategy 2011-2031

 

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.         The applicant needs to provide the following information in relation to Condition 13 above :

·        A detailed surface water drainage design, including drainage layout drawings and demonstrating how discharges from the site are restricted to no greater than pre-developed rates.

·        A detailed foul water drainage design, showing the location of the connection into the mains sewer.

·        Evidence of groundwater levels a minimum of 1m below the base of any infiltration devices and/or unlined attenuation structures.

·        Details of provisions to protect the site against flooding during extreme events that may overwhelm the surface water drainage system and/or a result of blockage.

·        Details of any outfall structures to Luston Brook.

·        Confirmation of who will be responsible for the adoption and maintenance of the surface water drainage system.