Proposed erection of five residential dwellings (C3) along with associated parking, roads, new highway access and associated infrastructure.

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

 

(Proposed erection of five residential dwellings (C3) along with associated parking, roads, new highway access and associated infrastructure.)

The Principal Planning Officer gave a presentation on the application.

In accordance with the criteria for public speaking, Mr A McRobb, of Llangarron Parish Council spoke on the Scheme.  Mr P Nottage, 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 EJ Swinglehurst, spoke on the application.

She made the following principal comments:

·        She acknowledged the efforts made by the applicant to seek to meet local concern.  However, local concern remained.

·        There had been 28 letters of objection.  She had received a phone call in support that she had been asked to bring to the committee’s notice.

·        There was local concern about the intensification of housing in the village reaching a point where it was starting to feel congested.  The Neighbourhood Development Plan had limited weight leading to frustration at the level of local control of development.

·        There was concern about the capacity of the road network, specifically the road from Llangarron to Whitchurch, noting the cumulative impact in conjunction with another development for 18 houses that already had approval.

·        Pedestrian safety within the village was an issue and she highlighted the Transportation Manager’s comments on the benefit of footway provision.

·        Concerns had been expressed about sewage treatment plant capacity.  She noted that Welsh Water had had no objection to the application.

·        There was also concern about surface water run-off from what was a sloping site.  The proposed mitigation was a balancing pond.  However, she had concerns about the outfall and the ongoing maintenance.

·        She highlighted the comments of the Conservation Manager at paragraph 4.4 of the report that the removal of a hedge to provide visibility splays would dramatically alter the character of the western end of the settlement, making the approach suburban in character and not reflective of Llangrove’s distinctiveness.

·        The owner of the Royal Arms public house adjoining the site had concern that the development would change its character, losing its unique selling point as a country pub.  There was also concern about disruption during the construction phase.  She hoped it would be possible to store and move material from one field to another within the applicant’s land holding avoiding having to use the road, so protecting the pub and the village from disruption.

·        There was a possibility that proximity of the development to the pub would lead to complaints from the new residents.

·        In order to provide the visibility splay the hedge could not be retained.  However, she requested that consideration be given to setting it back and replanting, with the footway internally to that, both to increase pedestrian safety and to connect to the open space and the village.

·        She endorsed the Parish Council’s request that the planting be as early as possible with trees as mature as it was feasible to use.

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

·        It was noted that the applicant had responded to local concerns and sought to address them, for example by reducing the number of dwellings and amending the layout.

·        The landscaping was a key issue.  There was support for translocation of some of the hedgerow at the front of the lane opposite the public house assisting it to retain the character of a village pub.  It was also suggested that a walkway could be provided in combination within the hedge.

·        The planting scheme was important to maximise the appearance of the scheme and minimise the loss of amenity and views of the pub in the short term as well as the long term and protect it as a community asset.

·        The pub had suffered during the construction of another development.  It appeared that it might be possible to reduce the impact of construction works associated with the proposed development by storing and moving material from one field to another within the applicant’s landholding and this should be pursued.

·        There was concern about use of the Llangarron to Whitchurch Road as a rat-run.

·        There was a need for improved pedestrian facilities where possible.

·        It was requested that bat tiles be required.

The Lead Development Manager commented that hedge could be translocated.  He noted that part of the hedge on the entry to the village was to be retained.

With regard to a question as to whether the hedge could be retained in situ until those properties opposite the pub had been constructed, so reducing the impact of construction, he commented that this would probably be difficult because the visibility splays would have to be created to enable safe access to the site.

He was concerned that providing a short length of footpath would not be in keeping with the character of the village.

There was scope to locate the site compound in a way that reduced the impact on the pub through condition 13.  An additional condition could be added covering hours of working.

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

Councillor Edwards proposed and Councillor Guthrie seconded a motion that the application be approved in accordance with the printed recommendation with an additional condition that the hedgerow be moved back.  The motion was carried with 11 votes in favour, none against and 1 abstention.

RESOLVED: That planning permission be granted subject to the following conditions and any further conditions considered necessary by officers named in the scheme of delegation to officers:

 

1.         A01 Time limit for commencement (full permission)

           

2.         Development in accordance with the approved plans

 

3.         All foul water from the dwellings approved under this Decision Notice shall discharge through a connection to the local Mains Sewer network unless otherwise agreed in writing by the Local Planning Authority.

 

            Reason: In order to comply with Habitat Regulations (2017), National Planning Policy Framework, NERC Act (2006) and Herefordshire Council Core Strategy (2015) policies LD2 and SD4.

 

4.         Surface water will be managed through an appropriate Sustainable Drainage System (SuDS) and soakaway system within the development site on land under the applicant’s control. The surface water management system shall be implemented and hereafter maintained as approved unless otherwise agreed in writing by the Local Planning Authority.

 

            Reason: In order to comply with Habitat Regulations (2017), National Planning Policy Framework, NERC Act (2006) and Herefordshire Council Core Strategy (2015) policies LD2 and SD3.

 

5.         The ecological protection, mitigation, compensation and working methods scheme including the detailed biodiversity enhancements as recommended in the submitted ecology report by AVA Ecology dated July 2018, along with the use of bat tiles and or boxes, are incorporated into each dwelling shall be implemented in full as stated unless otherwise approved in writing by the local planning authority.

 

            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 2017 (as amended) and Policy LD2 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework, NERC 2006.

 

6.         Prior to commencement of any site clearance or works on site a detailed hedgerow translocation and establishment plan; and a Wildlife Pond Method and Management Statement, should be supplied to this planning authority for approval. The approved plans shall be implemented in full as stated and shall be maintained hereafter as approved unless otherwise agreed in writing by the LPA.

 

            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 2017 (as amended) and Policy LD2 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework, NERC 2006.

 

7.         H03 -  Visibility splays, 2.4m X 42m eastbound, 35m x 2.4m westbound

 

8.         H06 - Vehicular access construction

 

9.         H09 - Driveway gradient

 

10        H13 - Access, turning area and parking

 

11        H20 - Road completion in 2 years

 

12        H21 - Wheel washing

 

13        H27 - Parking for site operatives

 

14        H29 - Secure covered cycle parking provision

 

15        C01 - Samples of external materials and finishes

 

16        F14 - Removal of permitted development rights

 

17        F16 - No new windows, dormers or rooflights in any elevation or roof slope

 

18        G02 - Retention of trees and hedgerows

 

19        G04 - Protection of trees/hedgerows that are to be retained

 

20        G10 - Landscaping scheme

 

21        G11 - Landscaping scheme – implementation

 

22        G14 - Landscape management plan

 

23        G15 - Landscape maintenance arrangements

 

24        G16 - Landscape monitoring

 

25        During the construction phase no machinery shall be operated, no process shall be carried out and no deliveries taken at or despatched from the site outside the following times: Monday-Friday 7.00 am-6.00 pm, Saturday 8.00 am-1.00 pm nor at any time on Sundays, Bank or Public Holidays.

 

            Reason: To protect the amenity of local residents and to comply with Policy SD1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

INFORMATIVES:

 

1.         IP1 - Application approved without amendment

 

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.         HN24 - Drainage other than via highway system

 

7.         HN28 - Highways design guide and specification