Proposed two storey three bedroom dwelling house.

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

(Proposed two storey three bedroom dwelling house.)

The Senior Planning Officer 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.

With reference to a high-pressure fuel pipeline crossing the site she added that the location was mapped.  However, if it was found that this had been done incorrectly and had an impact on the siting of the dwelling the permission may need to be altered. This did not prevent the current application being considered. Any implications for the pipeline itself would be a civil matter between the applicant and the pipeline owners.

In accordance with the criteria for public speaking, Mrs K Hainge, a local resident, spoke in objection to the application.  Mrs E Garner, the applicant, spoke in support.

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

She made the following principal comments:

·        She highlighted the concerns that had been raised about the possible effect on the pipeline of heavy vehicles crossing the site operating during the construction phase.

·        The development would bring change to the relationship to the existing settlement but this did not appear to be of major significance.  However, she was concerned that the proposed dwelling would be extremely close to Brynglas almost to the point where it was like an extension to it.  This was not an issue at present given the family relationship between the owners of Brynglas and the prospective owners of the new development.  However, it could create an issue in the future if one of the properties were to be vacated.

·        The new building would compromise the amenity of Brynglas contrary to NDP policy 7.

·        Account should be taken of the cumulative planning impact. If similar developments were to take place along the length of the road this would have an adverse impact on the character of the neighbourhood.

·        Cusop had exceeded its minimum housing target by some 50%.  She was concerned about the capacity of services to cope.   She noted the pressures on parking at Clifford primary school and highway safety issues that had arisen as a consequence.

Because of personal circumstances the Parish Council had not been able to register a representative to speak at the meeting.  The local ward member read out a statement on the Parish Council’s behalf.  This requested that the application be rejected.

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

·        The site could accommodate the proposed dwelling.

·        There were 6 dwellings on the opposite side of the road.  The new dwelling would mean 5 dwellings facing those 6.

·        It would be preferable if the dwelling was not so close to Brynglas but the situation was not an impossible one.  Any future buyer would be able to decide whether the proximity was a deterrent to purchasing it.

·        Officers confirmed that the applicant would need to obtain a licence from the pipeline owner to undertake works. There was no overlooking or overshadowing of neighbouring dwellings aside from Brynglas.  A single storey of the proposed dwelling would be about 2 metres in front of Brynglas.

·        Piecemeal development did have an effect on the character of the area.  However, given the nature of the surrounding dwellings the change was in this case acceptable.

The local ward member was given the opportunity to close the debate.  She reiterated her concerns about the proximity of the dwelling to Brynglas, the adverse effect on the character and amenity of Brynglas, what level of growth was sustainable and the character of the landscape.

Councillor Rone proposed and Councillor Hunt seconded a motion that the application be approved in accordance with the printed recommendation.  The motion was carried with 12 votes in favour, 1 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.         C01 Time limit for commencement (full permission)

2.         C07 Development in accordance with approved plans and materials

3.         C13 Samples of external materials

4.         CE6 Efficient use of water

5.         CBK Restriction of hours during construction

6.         All foul water shall discharge through a connection to the local Mains Sewer network; and all surface water managed through on site soakaway-infiltration; unless otherwise agreed in writing by the Local Planning Authority.

            Reason: In order to comply with Habitat Regulations (2018), National Planning Policy Framework (2019), NERC Act (2006) and Herefordshire Council Core Strategy (2015) policies LD2, SD3 and SD4.

7.         Prior to first occupation evidence (such as photos/signed Ecological Clerk of Works completion statement) of the suitably placed installation within the site boundary of at least TWO Bat roosting enhancements, TWO bird nesting boxes and ONE Hedgehog habitat home should be supplied to and acknowledged by the local authority; and shall be maintained hereafter as approved unless otherwise agreed in writing by the local planning authority. No external lighting should illuminate any habitat enhancement or boundary feature.

            Reason: To ensure that all species are protected and habitats enhanced having regard to the Wildlife and Countryside Act 1981 (as amended), Habitat Regulations 2018, Core Strategy LD2, National Planning Policy Framework (2019), NERC Act 2006 and Dark Skies Guidance Defra/NPPF 2013/2019.

8.         No surface water and/or land drainage shall be allowed to connect directly or indirectly with the public sewerage network

            Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment

9.         CA1 Landscape scheme

10.       Protection of trees/hedgerows that are to be retained

11.       CKB Protection during Construction

12.       C65 Removal of permitted development rights

13.       CAB Visibility splays (2.4m x 43m with a 1m running lane)

14.       CAE Vehicular access construction

15.       CAD Access gates (5m)

16.       CAI Parking – single/shared private drives

17.       CAH Driveway gradient

18.       CAT Construction management plan (including parking for site operatives)

19.       CB2 Secure covered cycle parking provision

20.       CCK Slab level

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. Negotiations in respect of matters of concern with the application (as originally submitted) have resulted in amendments to the proposal.  As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.