Apologies were received from Councillors J Hardwick, JLV Kenyon, and A Seldon.

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

Councillor PJ McCaull substituted for Councillor J Hardwick and Councillor D Summers for Councillor A Seldon.

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

Agenda item 4; 143489 – Land Adjacent to Brooklands, Wyson Lane, Brimfield

Councillor DW Greenow declared a non-pecuniary interest because he knew the applicant.

Agenda item 6 – 151752 - Land Adjacent to Seven Acres, Kings Caple

Councillor PGH Cutter declared a non-pecuniary interest as a member of the Wye Valley AONB Joint Advisory Committee.

Councillor DW Greenow declared a non-pecuniary interest because he knew the applicant.

Councillor EJ Swinglehurst declared a non-pecuniary interest as a member of the Wye Valley  AONB Joint Advisory Committee.

Site for erection of up to 10 houses with highway access onto Wyson Lane, associated infrastructure and landscaping. 

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

(Site for erection of up to 10 houses with highway access onto Wyson lane, associated infrastructure and landscaping.)

The Development Manager 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.

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

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

He made the following principal comments:

• The revised layout of the scheme represented an improvement, addressing concerns about the effect on dwellings of noise from the A49.
• The access was identified as being in flood zone 3.  However, in the 2007 floods flooding had occurred on the opposite side of the lane.  There had been no flooding on or near the site.  He considered that the flooding in the lane had been the result of surface water run-off.  The Environment Agency had made no objection to the access.
• Sewerage overflow had been an ongoing issue in the area and there was concern locally that additional housing would add to the problems. However, Severn Trent had no objection subject to the inclusion of an appropriate condition.
• The Neighbourhood Plan was opposed to development on the site.
• The provision of 3 affordable dwellings was to be welcomed.
• There had been objections from 6 local residents. 
• The Parish Council had objected to the proposal and its grounds of objection were set out a paragraph 5.1 of the report, including traffic issues, sewerage and the fact that the site was not included in the Neighbourhood Plan.
• The A49 was not affected too much by the proposal.
• The site had been unused for some time.
• In conclusion, weighing the application in the balance, he noted that the revised scheme contained positive elements including the provision of affordable housing and contributed to the housing target within the Core Strategy, The traffic issues were serious but may not be sufficient to outweigh the positive elements.

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

·        The scheme offered community benefits.

·        The density of the proposed scheme was below the 30-50 density level provided for in the relevant Unitary Development Plan policy.

·        Most of the objections related to speeding traffic and congestion on Wyson Lane rather than to the site itself. 

·        The Development Manager acknowledged a concern about the importance of retaining the hedge between the development and the A49 and that the retention could be secured by condition.

·        It was essential that measures to reduce noise were in place from the outset of the occupation of the development.

·        The draft heads of terms referred to the quality and sustainability of the design of the affordable homes.  It was requested that a higher level than that set out be sought.

·        The Parish Council had objected to the proposal.  The site was not included in the Neighbourhood Plan which had reached  ...  view the full minutes text for item 63.

Outline application for 8 affordable dwellings, use of and amendments to access and provision of treatment plant.

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

(Outline application for 8 affordable dwellings, use of and amendments to access and provision of treatment plant.)

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.

In accordance with the criteria for public speaking, Mr J Baly, a local resident, spoke in objection to the application.  Mr B Griffin, the applicant’s agent, spoke in support.

In accordance with the Council’s Constitution, the local ward members, Councillors DG Harlow and JF Johnson, spoke on the application.

Councillor Johnson made the following principal comments:

·        The development was in a rural setting and the effect upon the setting needed to be balanced against the provision of housing and community benefits.

·        There was a requirement for affordable housing in rural areas and provision of housing for a diverse range of age groups.

·        Orcop was an extremely rural, very dispersed settlement with no local amenities.  The public house had closed.

·        Access roads were precarious in the winter months and were also under pressure from the heavier traffic associated with modern farming. 

·        Orcop Parish Council objected to the proposal.  Much Dewchurch Parish Council did not object to or support the application but had raised a number of concerns critical of the proposal.

Councillor Harlow made the following principal comments:

·        The proposal was far from ideal.

·        The village had no shop or amenities.

·        The access lanes were narrow and unsuitable.

·        A number of previous applications for development on the site had been refused.

·        Although three Parish Councils had been consulted Orcop was the parish most affected by the proposal and Orcop Parish Council had objected to the proposal.

·        There was a need for affordable housing, even if this was not for existing Orcop residents.

·        The provision of housing might increase support for local facilities such as the closed public house.

·        The application demonstrated the importance of developing Neighbourhood Plans.

·        He was undecided on the application.  If it were to be approved conditions would be needed to control parking, traffic and access.

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

·        The access lane was very narrow.  The situation was made more problematic by the larger farming vehicles now being used, making the lane unsafe.

·        One view questioned the need for 8 additional affordable houses.  An opposing view was that there would be a demand.

·        The site was very isolated but so were a number of settlements in the County.

·        There were problems with water run-off and foul drainage.   The development was high on a hill and would exacerbate these problems.

·        The application was in the open countryside on the crest of a hill and should be refused for the same reasons as the application on a similar site described at paragraph 3.2 of the report.

·        The only grounds on which the site’s development could be permitted was as a rural exception site.  The Senior Planning Officer confirmed that the section 106  ...  view the full minutes text for item 64.

Proposed erection of 2 no. new detached dwellings.

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

(Proposed erection of 2 no. new detached dwellings.)

The Acting Principal Planning Officer gave a presentation on the application.

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

He made the following principal comments:

·        The development was in the Wye Valley Area of Outstanding Natural Beauty (AONB).  It was in the right place for infill development.  However, visual impact must be considered and screening must be maintained.  Design of the properties should also be of superior quality.

·        The proposed development was two four-bedroomed houses.  In the rural villages of the Ross Housing Market Area identified in the Core Strategy (the district including Kings Caple) the requirement for 4-bedroom houses was 3.9% of the total. This would equate to one house of such size in Kings Caple required over the plan period.  The provision of a development of smaller houses would be preferable.

·        The Parish Council supported the proposal.

·        There had been one letter of objection.

·        There were no local facilities other than the school.

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

·        The Parish Council supported the proposal and there had been only one letter of objection.

·        Good design would be important.

The Development Manager commented that the detail of the scheme would be considered at the reserved matters stage.  The design currently proposed mirrored existing development but there was an opportunity to provide something of exemplary design befitting the AONB.

The local ward member was given the opportunity to close the debate.  He had no additional comments.

RESOLVED: That outline planning permission be granted subject to the following conditions:

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.         A05 – Plans and particulars of reserved matters

5.         Foul water and surface water discharges shall be drained separately from the site.

            Reason: To protect the integrity of the public sewerage system.

6.         Foul water and surface water discharges shall be drained separately from the site.

            Reason: To protect the integrity of the public sewerage system.

7.         Prior to commencement of the development, a habitat protection and enhancement scheme integrated with the landscape scheme should be submitted to and be approved in writing by the local planning authority, and the scheme shall be implemented as approved.

            Reasons: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), NERC Act 2006, the Conservation of Habitats and Species Regulations 2010 and Policies NC1, NC6, NC7, NC8 and NC9 of Herefordshire Unitary Development Plan.

8.         An appropriately qualified and experienced ecological clerk of works should be appointed (or consultant engaged in that capacity) to oversee the ecological mitigation work.

            Reasons: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), NERC Act 2006, the Conservation of Habitats and Species Regulations 2010 and Policies NC1, NC6,  ...  view the full minutes text for item 65.

Date of next site inspection – 6 October 2015

Date of next meeting – 7 October 2015