To receive apologies for absence.

There were no apologies for absence.

To receive declarations of interests in respect of items on the agenda.

There were no declarations of interest.

To approve the minutes of the meeting held on 14 January 2026.

RESOLVED:   That the minutes of the meeting held 14 January be approved.

Change of use of building to storage (Use Class B8) (retrospective).

Application approved in accordance with the case officer’s recommendation and a change to conditions.

Councillor Dave Davis acted as the local ward member for the application below

The senior planning officer provided a presentation on the application and the updates/representations received following the publication of the agenda.

In accordance with the criteria for public speaking Mr Whurr, local resident, spoke in objection to the application.

In accordance with the council's constitution the local ward member spoke on the application. In summary, he explained that the application site was located in a sensitive landscape. Concerns had been raised over the change of use for an old stable block. An initial application had been rejected 30 years previously; images of the site from 2009 and 2012 showed collapsed buildings and significant undergrowth and greenery. More recent pictures of the site, from 2024, show work that had been undertaken to the buildings and clearance of vegetation on the site. The application site was located in the river Wye SAC and was not felt to be suitable as a location for storage of building goods and materials. No tyre marks were discernible on the access to the site which brought into question its use as a storage site for building materials. There were concerns within the local community of the impact of noise generated from the site and the use of the toilet in the stables discharging effluence during times of heavy rainfall. There was concern that this application was a precursor to building a house and a holiday let on the land. The application did not enhance biodiversity or geodiversity as required by the core strategy. There were more suitable locations for builders storage within Hereford.

The committee debated the application. There was sympathy with local residents regarding the potential uses of the site in the future however the committee acknowledged it was constrained in considering the application before it which was for a change of use of building to storage (class B8). It was noted that any proposal to build a domestic dwelling on the site would be subject to a further planning application and permission. There was concern regarding the steep access to the site and the potential requirement for hard standing to facilitate the access of lorries and trade vehicles to the storage building. It was considered that in the event of a hard standing access to the site a condition would be required to protect the root system of trees on the site.

The Development Manager and the Highways Advisor provided the following clarification:

• an additional condition could be added to the permission for any changes to the access to be submitted and agreed in writing. Account could then be taken at that stage of the protection of the root system for nearby trees;
• it was confirmed that a section 184 licence would be required if there were changes to the access to the site. The requirement for this licence could be added to the permission as an informative.

The local ward member was given the opportunity to close the debate.

Councillor Bruce  ...  view the full minutes text for item 64.

Proposed demolition of existing Church. Erection of 52 Bed care facility on three floors with ancillary areas and parking.

Application refused contrary to the case officer’s recommendation.

The principal planning officer provided a presentation on the application and the updates/representations received following the publication of the agenda.

In accordance with the criteria for public speaking Mr Phelps and Mr Wood, local residents, spoke in objection to the application Mr Patient, the applicant, spoke in support.

In accordance with the council's constitution the local ward member spoke on the application. In summary, he explained that the proposed care home was in a residential area and adjacent to two other care homes. It was recognised that the community space contained at the church was the only such facility in the electoral division of College and was a sad loss to local residents. There was a limited number of community buildings within the north of the city. However, it was also recognised that there was a need for high quality care facilities locally. Therefore a balance had to be struck between the need for care facilities and the potential loss of community facilities. It was noted that the rear of the site declined towards Admiral Close and the proposed building represented a significant change to the character of the site. The design represented a mix of materials, ridge heights and outlooks. In the absence of a predominant local vernacular the design was not considered out of keeping and the building would be unobtrusive when viewed from Venns lane. However, the building would overlook residential properties within Admiral Close and whilst it was recognised the windows had been removed to the rear of the building to mitigate overlooking and loss of privacy it was queried whether this was sufficient to address concerns regarding residential amenity. Further, there were concerns regarding the impact of lighting from the site on neighbouring properties, the substantial nature of the building proposed and the impact on the landscape and the view of the area from the city.

In accordance with the council's constitution, the adjacent ward member spoke on the application. In summary, he explained that the church represented a valuable community asset and an example of important local heritage. It was important to act responsibly in respect of the existing church and any decision to demolish was felt to be premature. A community consultation conducted by the diocese was raised in which the overwhelming majority of local residents had asked for the church to remain in use. A requirement in the NPPF that the loss of a community facility must be justified was undermined by the overwhelming support for the retention of the church within the local community. There was demand for facilities and space for local groups from the local community. A Bill, currently passing through parliament, was raised which was of relevance to the current decision to be considered by the committee; the bill concerned the protection of community facilities. The bat survey attached to the application was felt to be invalid as it had been undertaken at a time when bats were hibernating. Photographic evidence had been submitted by local residents which  ...  view the full minutes text for item 65.

Proposed construction of seven houses and associated landscaping.

Application approved in accordance with the case officer’s recommendation and a change to conditions.

Councillor John Stone acted as a local ward member for the applications below.

The principal planning officer provided a presentation on the application and the updates/representations received following the publication of the agenda.

In accordance with the criteria for public speaking Mr Harris spoke on behalf of Brimfield and Little Hereford group parish council, Mr Norris, local resident, spoke in objection to the application and Mr Yarnold, applicant, spoke in support.

In accordance with the council's constitution the local ward member spoke on the application. In summary, he explained that the site was accessed by a narrow private road and two way movements were very difficult. The proposal for seven dwellings on the application site would generate a number of additional vehicle movements resulting in conflict between vehicles. It would be preferable for fewer dwellings on the application site given the local constraints. The parish council had expressed concerns regarding the application and opposed the proposal due to: road safety; insufficient parking on site; overdevelopment resulting in the loss of privacy in conflict with core strategy policy SD-1; and flood risk with potential for contamination of the land from local sewage infrastructure. The sewage system locally was inadequate with work required to the pumping station to renew its operation. It was recognised there was some support for the proposal which would introduce rental properties to the local area. Whilst the lack of a five year housing land supply required a presumption in favour there was concern that the view of the parish council was not taken into account. The NDP now had less weight as it was now 5 years old and the current application represented piece-meal development locally; local democracy and decision-making was undermined by the centralised imposition of housing targets. The application site was not in a sustainable location; the local area was lacking in services/facilities and local residents were dependent on cars.

The committee debated the application. It was recognised that there were certain constraints regarding the application site however it was acknowledged that there was a need within the county for two and three bedroom dwellings and rental properties. There was concern regarding arrangements for refuse collection from the site and it was felt that condition 13 should be a pre commencement condition that should be agreed in writing prior to construction of the development.

The Development Manager provided clarification that condition 13 could be required as a pre-commencement condition with final details for refuse management agreed prior to the construction of the development.

The local ward member was given the opportunity to close the debate. In summary, he explained that there was concern about the waste collection from the site and the cost to local residents of collection by private waste companies. Whilst it was noted that there was a need for more rental properties in the county these should be located in suitable locations. The objection of the parish council concerned: road safety relating to the access; insufficient parking on the site; uncertainty regarding  ...  view the full minutes text for item 66.

Proposed change of use of public house to a single dwellinghouse with new porch, partial demolitions and associated external works.

Application refused contrary to the case officer’s recommendation.

The principal planning officer provided a presentation on the application and the updates/representations received following the publication of the agenda.

In accordance with the criteria for public speaking Mr. Harris spoke on behalf of Brimfield and Little Hereford group parish council, Mr Comley local resident and Mr Haslam, CAMRA, spoke in objection to the application and Mr Leonard, the applicant, spoke in support.

In accordance with the councils constitution the local ward member spoke on the application. In summary, he explained that the pub had been closed since February 2020 and the buildings were now in a state of disrepair. There had been a worrying trend concerning the closing of pubs nationally and the closure of the Temeside Inn was a great loss to the village of Little Hereford. The parish council strongly objected to the application which had also received a number of objections. The application was contrary to core strategy policy SC1 as there were no other local facilities as alternatives to the pub. The loss of a local pub also was contrary to core strategy policies RA6 and SS1. Concerns regarding flooding were queried as the impact on a private dwelling would be similar to that on a pub. The pub offered jobs to local people, it was popular with tourists and contributed to the local economy. Other local community facilities, such as village halls were not suitable alternatives to the pub which also help to address isolation and loneliness.

The committee debated the application and was divided regarding the acceptability of the proposals to agree a change of use of the public house to a dwelling house.

It was the contention of some members of the committee that given the flooding of the pub and the inability to secure public liability/flooding insurance that the pub was no longer a viable commercial enterprise and that the application should be approved.

Other members of the committee were concerned that the application represented the loss of a vital community facility for which there was no adequate alternative locally which was contrary to core strategy policy SC1 and policy BLH 6(a) of the local neighbourhood development plan. It was felt that insufficient evidence had been provided that the pub had been adequately marketed recently. The loss of such an important element of a local facility would undermine the retention and development of accessible local services and community facilities which was contrary to paragraph 88(d) of the NPPF.

The local ward member was given the opportunity to close the debate. In summary, he explained that significant local flood events has occurred in 2007 and 2020. There had been no recent evidence provided of the marketing of the pub. It had not been adequately demonstrated that the pub was no longer required nor that it was no longer viable nor that there were appropriate alternative facilities local to the area.

Councillor Bruce Baker proposed and Councillor Dave Davis seconded a motion that the application be approved in accordance with the case  ...  view the full minutes text for item 67.