Apologies were received from Councillors J Hardwick, RI Matthews and RL Mayo.

To receive details of any Member nominated to attend the meeting in place of a Member of the Committee.

In accordance with paragraph 4.1.23 of the Council’s Constitution: Councillor WLS Bowen attended the meeting as a substitute member for Councillor J Hardwick; and Councillor GA Vaughan-Powell attended the meeting as a substitute member for Councillor RI Matthews.

To receive any declarations of interest by Members in respect of items on the Agenda.

7. P140534/F Land adjoining Kingsleane, Kingsland, Leominster, Herefordshire, HR6 9SP

Councillor WLS Bowen, Non-Pecuniary, Chairman of the Kingsland Millennium Green Trust.

8. P140684/O Land east of the A40, Ross on Wye, Herefordshire

Councillor PGH Cutter, Non-Pecuniary, Chairman of the Wye Valley Area of Outstanding Natural Beauty (AONB) Joint Advisory Committee.

Councillor BA Durkin, Non-Pecuniary, Member of the Wye Valley AONB Joint Advisory Committee.

(It was noted that the application site was approximately 1.2 kilometres from the boundary of the AONB)

9. Land for residential development at land adjacent to Harpacre, Clehonger, Hereford

Mr K Bishop (Development Manager), Non-Pecuniary, knew the applicant.

To approve and sign the Minutes of the meeting held on 4 June 2014.

RESOLVED:  That the minutes of the meeting held on 4 June 2014 be approved as a correct record and be signed by the Chairman.

The Chairman reminded members that a training presentation on viability assessments was to be held at 2.00pm that afternoon.  He also welcomed Councillor MAF Hubbard back to the committee after a short leave of absence.

The committee noted the report.

Proposed development of 12 nos. dwellings consisting of 4 nos. affordable and 8 nos. open market. Works to include new road and landscaping.

Refused, contrary to case officer’s recommendation.

Proposed development of 12 nos. dwellings consisting of 4 nos. affordable and 8 nos. open market.  Works to include new road and landscaping.

The Senior Planning Officer gave a presentation on the application.  The following amendments to the report were identified:

•        Paragraph 6.11 of the report should refer to ‘the setting of three two nearby listed buildings’.

•        Paragraph 3 of the draft Heads of Terms appended to the report should refer to ‘The Millennium Green which is owned and maintained by the Parish Council Kingsland Millennium Green Trust’.

•        Minor amendments were made to the wording of the recommendation.

In accordance with the criteria for public speaking, Mrs S Sharp-Smith, a local resident, spoke in objection and Mrs W Schenke, the applicant, spoke in support of the application; Mrs Schenke, due to her employment with the council, then left the meeting.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor WLS Bowen, the local ward member, spoke on the application.  Councillor Bowen made a number of points, including:

1.       The committee was thanked for undertaking a site inspection.

2.       Attention was drawn to the planning history and the reasons for refusal in relation to two previous applications for affordable housing units on this site.  It was noted that the current application was for open market and affordable housing.

3.       It was commented that the adjacent affordable housing development known as Kingsleane was of high quality in terms of both design and setting.

4.       The position with the published absence of a five-year housing land supply, as required by the National Planning Policy Framework (NPPF), was acknowledged but this should not override other material planning considerations.

5.       Development should preserve or enhance the character and appearance of the Conservation Area and attention was drawn to the comments of both the Conservation Manager (Landscape) and the Conservation Manager (Built Environment).

6.       The layout and design of this application were considered mundane and suburban and would not preserve or enhance the Conservation Area.  It was also disappointing that the proposal did not include energy efficiency measures.

7.       Although Welsh Water had no objections, there were drainage capacity issues in the locality and perhaps this could be addressed by a willow bed drainage system on the site.

8.       It was suggested that the proposal should be rejected or deferred until better designs and layout came forward.  If the application was to be approved, higher standards should be required to ensure that development made a positive contribution to the Conservation Area and to the village as a whole.

9.       Further clarity was needed about the maintenance of hedgerows and about the provision of footpaths.

10.     It was considered unfortunate that there had only been a ten year requirement to manage the site as a hay meadow.

11.     Referring to the draft Heads of Terms, it was questioned why St Mary’s Roman Catholic School had been identified as a potential recipient of educational infrastructure contributions, as there were other schools nearer  ...  view the full minutes text for item 17.

Development of up to 290 dwellings, including affordable housing, public open space, access, landscaping, ground modelling and associated works.

Approved, in accordance with the case officer’s recommendation.

Development of up to 290 dwellings, including affordable housing, public open space, access, landscaping, ground modelling and associated works.

As Councillor PGH Cutter took his position as a local ward member, Councillor PA Andrews was in the Chair for this item.

The Principal Planning Officer gave a presentation on the application.  It was reported that:

•        The Head of Terms for the proposed planning obligation agreement had not been included in the agenda as there had been a delay in the completion of a plan by the parks department in respect of investment required in sports improvements for the town.  The plan identified deficiencies in sports pitch provision and associated infrastructure.  Therefore, a contribution of £143,715 was now sought.

•        The Heads of Terms would also include contributions towards a new controlled crossing facility on Ledbury Road, sustainable transport measures, enhanced educational infrastructure, waste reduction and recycling, and library facilities.

•        In light of the need for further discussions on the Heads of Terms, minor amendments were made to the wording of the recommendation; as reproduced in the resolution below.

In accordance with the criteria for public speaking, Mr G Wakefield, the applicant’s agent, spoke in support of the application.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor AM Atkinson and Councillor PGH Cutter, the local ward members, spoke on the application.

Councillor Atkinson made a number of points, including:

1.       The committee was thanked for undertaking a site inspection.

2.       Additional housing was needed in Ross on Wye and some form of development of this site was possible but there were significant issues that had to be addressed, especially road safety.

3.       The A40 was described as a very fast stretch of road, particularly given its proximity to the M50, and local residents were not convinced that vehicle speeds had reduced.

4.       The site was physically divorced from the main body of Ross on Wye; a comparison was made with Greytree which was served by a bridge and an underpass.

5.       The new residents of the development would expect road safety to be of paramount importance and this had to be addressed as part of this proposal.

6.       Pedestrian and cycle connectivity to the town had not yet been secured for the recent Persimmon Homes development.

7.       Road narrowing to reduce speeds was supported but there also needed to be sufficient reservations for pedestrians to cross safely.

8.       There were significant road infrastructure issues in the town, with numerous single track pinch points, and the planning obligation agreement should identify contributions to help to alleviate these problems, particularly as additional vehicle movements from the development would exacerbate the situation.

9.       It was noted that there was an error in the draft Heads of Terms, as reference should be made to the recycling centre at Ross on Wye, not Leominster.

10.     It was important that officers, in consultation with the local ward members, looked closely at the road safety issues and connectivity to the town.

Councillor Cutter supported  ...  view the full minutes text for item 18.

Land for residential development.

Approved, in accordance with the case officer’s recommendation.

Land for residential development.

The Principal Planning Officer gave a presentation on the application.  The following amendment was identified:

•        Paragraph 2.1 of the Head of Terms appended to the report should read ‘The provision of a enhanced bus waiting facilities.’

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor DC Taylor, the local ward member, spoke on the application.  Councillor Taylor made a number of points, including:

1.       The principle of development was generally acceptable but Welsh Water maintained a holding objection.

2.       The implications of this development upon other potential housing sites were questioned; it was noted that the parish council would prefer future development to be located to the south of the B4349.

3.       It was requested that a small section of hedge be translocated further into the site to enable vehicles emerging from the site to see vehicles coming from the direction of Madley.

4.       It was requested that the Heads of Terms be amended to reallocate funds to a local pre-school play group to support its relocation plans.

The debate opened and the following principal points were made:

a.       The site was adjacent to the settlement boundary and was suitable for development, with few objections received.

b.       It was noted that the application had been submitted by a local developer.

c.       It was hoped that the holding objection of Welsh Water could be removed, otherwise the application could not be approved.

d.       The matters raised by the local member about visibility splays and contributions towards the pre-school play group were supported.

In response to questions, the Principal Planning Officer advised that:

i.        Discussions were on-going with Welsh Water and, if connection to the public sewerage system could not be achieved, other appropriate drainage solutions might need to be considered.

ii.       Planning permission was sought in outline with all matters reserved but, in recognition of the proximity of this site to the junction, officers had not been content to move forward without a firm indication of where the access would be located.

The local ward member was given the opportunity to close the debate.  Councillor Taylor indicated that he was content with the conclusions of the committee.

RESOLVED:

Subject to the completion of a Section 106 obligation agreement in accordance with the heads of terms stated in the report and the removal of Welsh Water’s holding objection, officers named in the Scheme of Delegation to Officers be authorised to grant outline planning permission, subject to the conditions below and any other further conditions considered necessary by officers:

1.       A02 Time limit for submission of reserved matters (outline permission

2.       A03 Time limit for commencement (outline permission)

3.       A04 Approval of reserved matters

4.       H04 Visibility over frontage

5.       H08 Access closure

6.       H09 Driveway gradient

7.       H11 Parking - estate development (more than one house)

8.       H13 Access, turning area and parking

9.       H17 Junction improvement/off site works

10.     H20 Road completion in 2 years

11.     H21 Wheel washing

12.     H27 Parking for  ...  view the full minutes text for item 19.

Date of next site inspection – 15 July 2014

Date of next meeting – 16 July 2014

It was noted that the next scheduled meeting of the Planning Committee was 16 July 2014.