Proposed residential development comprising 3 no. Self-build dwellings and associated works.

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

(Proposed residential development comprising 3no self-build dwellings and associated works.)

The Development Manager gave a presentation on the application.

In accordance with the criteria for public speaking, Mr G Blackmore, of Ocle Pychard Parish Council spoke in opposition to the Scheme.  Mr R Edwards, a local resident, spoke in objection.  Mr M Tompkins, the applicant’s agent, spoke in support.

In accordance with the Council’s Constitution, the local ward member, Councillor JG Lester, spoke on the application.  He informed the Committee that because of a personal reason he would have to leave the meeting shortly.  His comments would therefore also be of relevance to application 181978 also at Stone Farm, the next application on the Committee’s agenda, which, whilst a separate application, was interlinked.

He made the following principal comments:

·         He considered that both schemes had merit.  They were contrary to two local policies.  However, he questioned whether they were contrary to the definition of sustainable development at paragraph 8 of the National Planning Policy Framework (NPPF).

·         He noted the benefits arising from the mix of housing proposed, the self-build element of the first application and the affordable housing element of the second application.

·         The land was not identified for development in the draft Neighbourhood Development Plan (NDP).  The production of an NDP took a considerable amount of effort and the Parish Council and the person speaking in objection had highlighted the inconsistency with the NDP.

·         There were objectors to and supporters of the proposals.

·         He noted the proximity to the A417, referred again to issues of sustainability and the proximity to other community assets.

·         The question was whether the local policies carried sufficient weight to outweigh the benefits of the schemes.

In the Committee’s discussion of the application the consensus was that the scheme was contrary to policy and the benefits of the scheme were not sufficient to outweigh this conflict.

The Lead Development Manager commented that the Committee had weighed the merits of the scheme and balanced that against the weight that could be given to the NDP.

The local ward member was given the opportunity to close the debate.  He indicated that he considered the Committee had weighed the material considerations.

Councillor Edwards proposed and Councillor Swinglehurst seconded a motion that the application be refused in accordance with the printed recommendation. The motion was carried with 14 votes in favour, none against and no abstentions.

RESOLVED: That planning permission be refused for the following reasons:

1.         The proposed development lies beyond the defined settlement boundaries for Ullingswick and Burley Gate, contrary to Policy OPG2 of the emerging Ocle Pychard Group Neighbourhood Development Plan. The applicant has not provided any evidence to suggest that the proposal is to be considered under any exceptional circumstances, other than self build which is not identified as an exceptional circumstance in Policy RA3. It represents development in the open countryside without any exceptional justification and is thus also contrary to Herefordshire Local Plan – Core Strategy Policy RA3. The proposal is at odds with the strategic approach towards housing allocation in the rural areas and as a result, the proposal does not represent a sustainable form of development and is contrary to Policies SS1, SS6, RA2 and RA3 of the Herefordshire Local Plan and the National Planning Policy Framework

2.         In light of the conflict with the local planning authority’s approach towards strategic housing allocation in its rural areas, the landscape impacts caused are unwarranted.  The development would result in a degree of domestication in a countryside setting that cannot be adequately mitigated.  It is therefore considered that the proposal is contrary to Herefordshire Local Plan - Core Strategy Policy LD1, OPG1 and OPG11 of the Ocle Pychard Group Neighbourhood Development Plan, and the National Planning Policy Framework.

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 and identifying matters of concern with the proposal and discussing those with the applicant.  However, the issues are so fundamental to the proposal that it has not been possible to negotiate a satisfactory way forward and due to the harm which have been clearly identified within the reason(s) for the refusal, approval has not been possible.