Proposed residential development of 10 open market family homes and 5 affordable homes.

The application was approved in accordance with the Case Officer’s recommendation, with an additional condition.

(Proposed residential development of 10 open market family homes and 5 affordable homes.)

The Acting Development Manager 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.  He confirmed that the Conservation Manager (Historic Buildings) had indicated that the impact on the heritage assets was at the lower end of the less than substantial spectrum.

In accordance with the criteria for public speaking, Mrs D Quayle of Fownhope Parish Council spoke in support of the Scheme.  Mr F Hemming, a local resident and chairman of the Fownhope Carbon Reduction Action Group spoke in objection.  Mr J Spreckley, the applicant’s agent, spoke in support.

In accordance with the Council’s Constitution, Councillor WLS Bowen spoke in the role of the local ward member, having acted in that capacity on behalf of local residents for this planning application because the local ward member, Councillor J Hardwick, was the applicant. 

He made the following principal comments:

·        The application was for a much smaller development than that refused by the Committee in February 2017.

·        The proposal was supported by the Parish Council and consistent with the Neighbourhood Development Plan.  It would provide 5 affordable houses in perpetuity.

·        The village was in the Area of Outstanding Natural Beauty (AONB).  Landscaping proposals and design would improve the setting of the neighbouring Scotch Firs development.

·        It had been suggested that the orientation of the buildings should be changed to benefit from solar gain and make best use of natural resources.  However, this would make the development more intrusive on Scotch Firs and increase the extent of the excavation required.

·        The proposed S106 agreement would provide for an extended 30mph speed limit and a range of other benefits including a new footpath.  He noted that the possibility of providing a footpath alongside the main road itself had been discussed and dismissed.

·        The scheme was well designed and every effort had been made to make it attractive and welcoming entrance to the village.

·        The landowner intended to manage the proposed orchard as part of the estate in accordance with a biodiversity and landscape enhancement plan.

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

·        The Parish Council supported the proposal and it was consistent with the Neighbourhood Development Plan.  There were no objections from the statutory consultees.

·        The hope was expressed that the applicant would consult the Parish Council over the management of the proposed orchard.  A Member expressed the view that there was, however, no need to seek to place any formal requirement upon the landowner in this regard. 

·        The proposal would soften the entrance to the village and make a valuable contribution to it.

·        The scheme was designed to meet the needs of local people.

·        Development within the AONB had to meet a high benchmark.  It was considered that the revised scheme was not a major development given the size of Fownhope and was policy compliant.  The site was adjacent to the settlement.  The design and landscaping were of high quality and would soften the village edge.

·        The provision of affordable homes was to be welcomed.  It was asked whether consideration could be given to making these lifetime homes.

·        With regard to the Parish Council’s request that consideration be given to changing the orientation of the buildings to benefit from solar gain and make best use of natural resources it was observed that account had to be taken of the constraints imposed by the site and that every effort had been made to deliver the best scheme practicable in this regard.

·        If a balancing pond was considered as part of the drainage scheme this would add to the biodiversity of the proposal.

The Acting Development Manager commented that paragraph 6.59 of the report recommended a condition requiring adherence to water efficiency standards and requested that this be added to the printed recommendation.  He added that it was to be expected that landscaping and management of the site would be discussed with the Parish Council and others as a matter of good practice.  The question of providing lifetime homes would be a matter for consideration under planning and building regulations. The issue of the control of street lighting raised during the public speaking part of the meeting would be a matter for the Parish Council to determine.

The local ward member was given the opportunity to close the debate.  He reiterated his support for the scheme and its merits.

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 planning permission, subject to the conditions below and any other further conditions considered necessary.

1.         C01 Time limit for commencement (full permission)

2.         C08 Amended plans

3.         C13 Samples of external materials

4.         CAB  Visibility splays

5.         CAE  Vehicular access construction

6.         CAH  Driveway gradient

7.         CAL  Access, turning area and parking

8.         CAP  Junction improvements/off site works

9.         CAQ  On site roads – submission of details

10.       CAR  On site roads – phasing

11.       CAT Wheel washing

12.       CAZ Parking for site operatives

13.       CB2 Covered and secure cycle parking provision

14.       Prior to commencement of the development, a detailed habitat enhancement scheme should be submitted to and be approved in writing by the local planning authority, and the scheme shall be implemented as approved.

            Reason: To ensure that all species are protected and habitats enhanced having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation (Natural Habitats, &c) Regulations 1994 (as amended) and Policy LD2 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework and NERC 2006.

15.       Prior to commencement of development, a Construction Environmental Management Plan shall be submitted for approval in writing by the local planning authority and shall include timing of the works, details of storage of materials and measures to minimise the extent of dust, odour, noise and vibration arising from the construction process. Specific measures to safeguard the integrity of the adjacent Cherry Hill Woods SSSI should be highlighted such as pollution risk and increased use projections and measures to mitigate such increased usage. The Plan shall be implemented as approved.

            Reasons: To ensure that all species and sites are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 and Policies LD2 and SD1 of the Herefordshire Local Plan – Core Strategy.

            To comply with policies NC8 and NC9 within Herefordshire’s Unitary Development Plan in relation to Nature Conservation and Biodiversity and to meet the requirements of the NPPF and the NERC Act 2006.

16.       Prior to commencement of the development, a Tree Protection Plan to include hedgerow protection following “BS 5837:2012 Trees in relation to design, demolition and construction – Recommendations” should be compiled based upon this survey 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 Conservation of Habitats and Species Regulations 2010 and Policies NC1, NC6 and NC7 of Herefordshire Unitary Development Plan.

17.       None of the existing trees and hedgerows on the site (other than those specifically shown to be removed on the approved drawings) shall be removed, destroyed or felled without the prior approval in writing of the Local Planning Authority.

            Reason: To safeguard the amenity of the area and to ensure that the development conforms to Policy DR1 of Herefordshire Unitary Development Plan and the National Planning Policy Framework.

18.       C96 Landscaping scheme

19.       C97 Landscaping scheme - implementation

20.       CA1 Landscape management plan

21.       No development shall commence until the Developer has prepared a scheme for the comprehensive and integrated drainage of the site showing how foul water, surface water and land drainage will be dealt with and this has been submitted to and approve in writing by the local planning authority in liaison with Dwr Cymru Welsh Water's Network Development Consultant.  The work shall be carried out in accordance with the approved scheme.

            Reason: To ensure the effective drainage facilities are provided for the proposed development, and that no adverse impact occurs to the environment or the existing public sewerage system so as to comply with Policy CF2 of Herefordshire Unitary Development Plan and the National Planning Policy Framework.

22.       CBK Restriction of hours during construction

23.       CCK Details of slab levels

24        Water Efficiency Standards Condition

INFORMATIVES:

1.         Statement of Positive and Proactive Working

2.         The enhancement plan should include details and locations of any proposed Biodiversity/Habitat enhancements as referred to in NPPF and HC Core Strategy. At a minimum we would be looking for proposals to enhance bat roosting, bird nesting and invertebrate/pollinator homes to be incorporated in to the new buildings as well as consideration for amphibian/reptile refugia, hedgehog houses within the landscaping/boundary features. No external lighting should illuminate any of the enhancements or boundary features beyond any existing illumination levels and all lighting on the development should support the Dark Skies initiative.

3.         I05  No drainage to discharge to highway

4.         I06  Public rights of way affected’

5.         I07  Section 38 Agreement & Drainage details

6.         I35  Highways Design Guide and Specification

7.         I45  Works within the highway

(The meeting adjourned between 11.24 am and 11.40 am.)