To receive apologies for absence.

Apologies for absence were received from Councillors PA Andrews, ACR Chappell, SPA Daniels, H Davies, GFM Dawe, KS Guthrie, MAF Hubbard, AP Taylor, DB Wilcox and JD Woodward.

To receive any declarations of interest by Members.

None.

To approve and sign the minutes of the last meeting.

RESOLVED:

That the minutes of the meeting held on 22 July 2009 be approved as a correct record and signed by the Chairman.

Residential development of 20 houses comprising 13 open market houses and 7 affordable houses (amended access).

Residential development of 20 houses comprising 13 open market houses and 7 affordable houses (amended access).

The Central Team Leader gave a presentation on the application and the following updates / additional representations received following the publication of the agenda were provided as follows:

§               An additional representation had been received from Mr. McKay, requesting further enhancement of the access road to the recreation car parking area together with a pedestrian link from the development site to the recreation area.

§               It was reported that the Transportation Manager had assessed the enhanced access details to the recreation parking and play area and was satisfied that a safe access could be achieved with the additional land now proposed.

§               An additional condition requiring pedestrian access to the new play area from the development site was recommended.

§               It was also reported that, shortly before the meeting, the Environment Agency had confirmed that it had no objections to the scheme.

Councillor AJM Blackshaw, the Local Ward Member, drew attention to a number of points, including:

·          Consultation on the proposal had been considerable and adjustments had been made in response to issues raised by stakeholders.

·          The proposal complied with the Herefordshire Unitary Development Plan and the Parish Plan.

·          The site was in a central and important location in the village and the design approach proposed was sympathetic to the surroundings.

·          A concern about potential overloading of the public sewerage system had been overcome through the provision of private treatment works and surface water would be disposed of via soakaways.

·          It was noted that, subject to conditions, no objections had been raised by the Traffic Manager, the Conservation Manager (Historic Buildings), the Conservation Manager (Landscape), the Conservation Manager (Archaeology), or by Strategic Housing.

·          The concerns of Wellington Parish Council, Wellington Community Association and Wellington Primary School had been largely addressed, with discussions ongoing between the officers and the applicants regarding access to the pavilion and the new play area.

·          It was noted that one of the principal objectors no longer lived in the village.

·          Highway safety considerations had been addressed, with all dwellings have private parking areas.

·          In conclusion, Councillor Blackshaw welcomed the application and concurred with the officer recommendation as amended.  He also noted the substantial contributions to local infrastructure improvements that would be secured through the proposed planning obligation agreement.

Councillor RI Matthews commented that the proposal would remove several steel framed farm buildings which would greatly enhance the area.  He noted the need for appropriate and sustainable development in villages and supported this proposal.  He also noted the value of the correspondence received which had led to further improvements to the scheme.

In response to a question from Councillor NL Vaughan, the Central Team Leader advised that strict adherence with every Unitary Development Plan policy was not always achievable with some developments and a balanced judgement was required, hence a statement in the report that 'the proposal complies with the main thrust of that policy' when referring to policy H4 (Main  ...  view the full minutes text for item 39.

Proposed erection of four dwellings.

Proposed erection of four dwellings.

The Principal Planning Officer gave a presentation on the application and the following updates / additional representations received following the publication of the agenda were provided as follows:

§               Two additional e-mails had been received, one from Mrs. Roberts of Corporation Farm withdrawing an objection and a new objection from Mrs. Lawson of 7 Holywell Gutter Lane.  It was noted that this repeated objections already covered in the report regarding increased traffic and associated highway and pedestrian safety concerns.

§               It was reported that an additional ecological survey was in the process of being carried out and a site had been identified for new orchard planting to compensate for the loss of fruit trees on the site.

§               It was also reported that, in terms of the required alterations to Holywell Gutter Lane, further scaled plans had been provided but it was still unclear whether the full extent of highway works were achievable due to land ownership restrictions.

§               It was recommended that if the applicant was unable to demonstrate that the alterations to Holywell Gutter Lane were achievable to the satisfaction of the Traffic Manager and were also visually acceptable by 25 August 2009, the application be refused under delegated powers.  If this matter could be resolved satisfactorily by 25 August 2009, delegated authority was sought in line with the original recommendation but to include the requirement for the completion of a Section 106 Agreement requiring the planting and management of a new Orchard at Field Farm, Hampton Bishop.

In accordance with the criteria for public speaking, Mr. Morgan spoke in objection to the application and Mr. Goldsworthy spoke in support of the application.

In response to matters raised by the objector, the Principal Planning Officer advised that: indiscriminate parking in the widened section of the access could be prohibited through a Traffic Regulation Order, to provide for double yellow lines and / or appropriate signage; a condition could be added to ensure that no business use could take place from the new dwellings without prior permission; and Welsh Water had no objections subject to conditions.

Councillor MD Lloyd-Hayes, a Local Ward Member, considered the application to be premature.  She commented on traffic speeds in the locality and expressed concerns about the safety of the access on Hampton Dene Road.  She also questioned the drainage arrangements and sought clarification about the ownership of nearby allotments.  The Principal Planning Officer advised that: subject to the applicant demonstrating that the alterations were achievable, the Traffic Manager's objection could be overcome; as there was no objection from Welsh Water, connection to the mains drain should be possible; and there should be no impact on the use of the allotments, as they were accessed from the other side of Holywell Gutter Lane.  Councillor Lloyd-Hayes commented on the public value of the lane and considered that more information was required before planning permission could be granted.  Therefore, she proposed that the application be refused as the proposal would compromise  ...  view the full minutes text for item 40.

Proposed barn for agricultural purposes.

Proposed barn for agricultural purposes.

The Principal Planning Officer gave a presentation on the application.

In accordance with the criteria for public speaking, Mrs. King spoke in objection to the application and Mr. Hall spoke in support of the application.

Councillor DW Greenow, the Local Ward Member, advised that Withington Parish Council had requested that attention be drawn to their comments reproduced at paragraph 5.1 of the report.  Councillor Greenow felt that the Sub-Committee would benefit from a site inspection, as he considered that the setting and surroundings were fundamental to the determination or to the conditions being considered.

The Chairman commented that the plans and photographs shown as part of the officer's presentation appeared to provide sufficient information.

Councillor RI Matthews supported a site inspection and noted that agricultural buildings and stables of similar dimensions on relatively small plots of land had been approved in the past.

A motion in support of a site inspection failed.

In response to questions from Councillor Greenow, the Principal Planning Officer provided doorway measurements and confirmed that the proposed plans did not show any access directly from the field to the proposed building.

Councillor AM Toon did not consider that satisfactory agricultural justification had been demonstrated by the applicant, particularly as the building would be disconnected from the land it was to serve, and supported the officer's recommendation of refusal of planning permission.  Other Members supported this view.

RESOLVED:

That planning permission be refused for the following reason:

1.      The local planning authority is not satisfied that the proposed building located within the open countryside is reasonably necessary for the purposes of agriculture within the unit.  In the absence of any satisfactory agricultural justification it is not considered that this is an appropriate form of development and it is therefore contrary to Policies S1, LA2 and E13 of the Herefordshire Unitary Development Plan and PPS7: Sustainable Development in Rural Areas, which aim to safeguard the countryside.

16 September 2009

16 September 2009