Proposed bungalow and garage with access.

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

(Proposed bungalow and garage with access.)

The Senior Planning Officer gave a presentation on the application.

In accordance with the criteria for public speaking Mr Stain, a local resident, spoke in objection to the application.  Mrs Hall, the applicant, spoke in support.

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

She made the following principal comments:

·        The Parish Council objected to the application for the reasons set out at paragraph 5.1 of the report.

·        The gradient of the proposed driveway was severe.  There was a concern that removal of soil to achieve the access would result in subsidence to the neighbouring boundary wall and garden.

·        There was a concern that emergency vehicles would be unable to access the property.

·        She noted concerns of the Conservation Manager (Ecology) about the clearance of the site by the applicant that had taken place. 

·        Policy RA2 identified Pipe and Lyde as an area where sustainable growth would be supported.  She questioned the sustainability of the application for 1 dwelling against the three dimensions of sustainable development: economic, social and environmental. 

·        There was a dispute over land ownership.

·        A previous application on the site had been refused.

·        In summary she considered the proposal would have an adverse environmental impact.  This outweighed any modest social and economic benefit and the development was not sustainable.

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

·        A general concern was expressed about the access and visibility.  Clarification was requested on the suitability of the access given its gradient and the potential impact on the neighbouring property.  The Area Engineer – Development Control commented that the gradient was within the range permitted by the relevant standards.

·        Concern was also expressed about sewerage and foul water disposal.

·        It was noted that the clearance of the site, however regrettable, was not a material consideration. 

·        Mindful of the comments of the Conservation Manager (Ecology) it was asked what conditions could be imposed to provide mitigation in response to the clearance of the site, with the additional aim of preventing intensification of development on the site having regard to concerns about the access.

The Lead Development Manager commented that the application site was compliant with policy RA2 and represented organic growth.  It had been judged that the application was suitable for one dwelling.  A further application would be required if additional development of the site was proposed.  The refusal of a previous application for 2 dwellings had happened prior to the adoption of the Core Strategy and the inclusion of Pipe and Lyde as a settlement listed in policy RA2 where proportionate growth would be accepted.  The Strategy provided for minimum growth of 25 dwellings and to date only one had been built.  He suggested that if the Committee was minded to approve the application an additional conditional be applied regarding landscaping.  The proposal was sustainable development.

The local ward member was given the opportunity to close the debate.  She reiterated concerns about the access and questioned whether the proposal represented appropriate proportionate growth and sustainable development.

RESOLVED: That planning permission be granted subject to the following conditions:

1.         C01 - Time limit for commencement (full permission)

2.         C06 - Development in accordance with the approved plans (Drawings received 7 February 20170

3.         CAH - Driveway gradient

4.         CAL - Access, turning area and parking

5.         CAZ - Parking for site operatives

6.         C13 - Samples of external materials

7.         C95 - Details of Boundary treatments (boundary treatment (in particular Wyloe);

8.         CD5 - No drainage run-off to public system

9.         CD6 - Comprehensive & Integrated draining of site

10.       CE6 - Water Efficiency - Residential

11.       CD2 - Habitat Enhancement Scheme

12.       CBK - Restriction of hours during construction

13.       Single storey building only.

14.       Ecological working method and risk avoidance measures statement.

15.       Boundary tree protection measures during construction.

16        C96 – Landscaping scheme

17        G11 – Landscaping implementation

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.         I05 - HN10 No drainage to discharge to highway

3.         I45 - HN05 Works within the highway