Apologies were received from Councillors Graham Andrews and Seldon.

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

Councillor Bowen substituted for Councillor Graham Andrews and Councillor Summers for Councillor Seldon.

To receive declarations of interests in respect of Schedule 1, Schedule 2 or Other Interests from members of the committee in respect of items on the agenda.

Agenda item 6: 193747 – Land to the North of the B4328 Much  Dewchurch

Councillors Fagan and Milln declared other declarable interests because of a connection to the Steiner Academy.

To approve and sign the minutes of the meeting held on 26 August 2020.

RESOLVED:   That the minutes of the meeting held on 26 August 2020 be approved as a correct record and signed by the Chairperson.

To receive any announcements from the Chairperson.

None.

Outline application for a residential development of up to 4 dwellinghouses (all matters reserved).

The application was refused contrary to the Case Officer’s recommendation.

(Outline application for a residential development of up to 4 dwellinghouses (all matters reserved.)

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.

The Committee had deferred consideration of the application at its meeting on 26 August 2020.

In accordance with the criteria for public speaking, Mr A Helme, of Much Dewchurch Parish Council spoke in opposition to the scheme as a virtual attendee.  Mrs R Craine, a local resident, submitted a written submission in objection to the application.  This was read to the meeting. Mr P Staddon, the applicant’s agent, submitted a written submission in support of the application.  This was read to the meeting.

In accordance with the Council’s Constitution, the local ward member, Councillor Bolderson, spoke on the application.  She spoke in opposition to the scheme.  She noted that a flood risk assessment had not been carried out by the applicant as the Committee had requested. There was evidence that the site flooded.  She advanced a number of policy grounds for refusal.

The Committee discussed the application.

The Lead Development Manager commented that conditions provided for flooding concerns to be subject to detailed assessment at the reserved matters stage.  However, it was open to the Committee to take the view that it had sufficient evidence to refuse the application on the grounds that the application site was at risk of flooding.

The local ward member was given the opportunity to close the debate.  She reiterated her objection to the application.  She added that there were other suitable sites for development in the parish.

The Lead Development Manager advised that any grounds for refusal should be restricted to the concerns about flood risk to the application site.

RESOLVED:  That planning permission be refused on the grounds that the application site was at risk of flooding and officers named in the Scheme of Delegation to officers be authorised to detail the conditions and reasons put forward for refusal by the committee.

(The meeting adjourned between 11.45 and 11.55.)

Site for the erection of one detached dwelling and two bungalows.

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

(Erection of one detached dwelling and two bungalows.)

(Councillor Fagan fulfilled the role of local ward member and accordingly had no vote on this application.)

The Senior 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.

The Committee had deferred consideration of the application at its meeting on 24 June 2020.  The application had at that time been recommended for approval.  The updated report highlighted that the Garway Neighbourhood Development Plan had now passed through the independent examination stage and awaited a referendum.  That Plan should now be attributed significant weight.  This factor combined with the already identified adverse landscape character impact of the proposal had led to a change in recommendation.  It was now recommended that the application be refused.

In accordance with the criteria for public speaking for virtual meetings, Mr E Partridge, the applicant’s agent spoke in support of the application as a virtual attendee.

In accordance with the Council’s Constitution, the local ward member, Councillor Fagan, spoke on the application.  She supported the recommendation to refuse the application.

The Committee discussed the application.

The local ward member was given the opportunity to close the debate.  She reiterated her support for refusal of the application.

RESOLVED: That planning permission be refused for the following reason:

1.         The application seeks approval for the erection of 3 dwellings in a location that is outside of the settlement boundary for Broad Oak, as defined in the Garway Neighbourhood Development Plan. Given the weight to be afforded to the Garway Neighbourhood Development Plan, the site is considered to be in the countryside and does not accord with the exceptions set out in paragraph 79 of the National Planning Policy Framework as required by policy GAR1 of the Garway Neighbourhood Development Plan. In undertaking the test set out in paragraph 11d)ii of the National Planning Policy Framework, in light of the Council’s current housing land supply position, the following identified adverse impacts:

•           Conflict with policy GAR1 of the Garway Neighbourhood Development Plan (post examination stage), which can be afforded significant weight.

•           Landscape character harm arising from the erosion of the important rural gap between Broad Oak and the farm buildings at Caldicott Farm and the establishment of a harmful suburban linear development pattern, contrary to policies SS6, LD1 and RA2 of the Herefordshire Local Plan – Core Strategy and policy GAR4 of the Garway Neighbourhood Development Plan.

            Which would significantly and demonstrably outweigh the benefits at a time when the supply of housing, in both the Parish of Garway and the wider Ross Housing Market Area, has exceeded the minimum growth targets. halfway through the plan period.

INFORMATIVES:

1.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against local and national planning policy, including updating the applicant on the progress of the Garway Neighbourhood Development Plan (GNDP) and the implications of this,  ...  view the full minutes text for item 7.

Erection of domestic outbuilding for purposes incidental to the enjoyment of the hay meadow, including associated extension to the residential planning unit.

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

(Erection of domestic outbuilding for purposes incidental to the enjoyment of the hay meadow, including associated extension to the residential planning unit.)

(Councillor Paul Andrews fulfilled the role of local ward member and accordingly had no vote on this application.)

The Senior Planning Officer gave a presentation on the application.

The Committee had deferred consideration of the application at its meeting on 24 June 2020

In accordance with the criteria for public speaking for virtual meetings, Mr K Hewison of Withington Group Parish Council spoke in opposition to the application as a virtual attendee.  Mr F O’Neill, a local resident, submitted a written submission in objection to the application on behalf of himself and other residents.  This was read to the meeting.   Mr E Thomas, the applicant’s agent spoke in support of the application as a virtual attendee.

In accordance with the Council’s Constitution, the local ward member, Councillor Paul Andrews, spoke on the application.  He opposed the application remarking on the scale and design of the proposed building and local opposition to it.

The Committee discussed the application.

The Lead Development Manager commented that the scale of the building, in comparison to permitted agricultural development, was relatively modest.  He suggested that an additional condition on slab levels should be added.  He noted the scope for the applicant to exercise permitted development rights if the application were refused.

The local ward member was given the opportunity to close the debate.  He re-emphasised the local opposition to the application.  He requested that, if the application were, however, to be approved the proposed conditions be enforced.

RESOLVED: That planning permission be granted subject to the following conditions, the addition of a condition on slab levels, and any further conditions considered necessary by officers named in the scheme of delegation to officers:

1.         The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

            Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2          The development shall be carried out strictly in accordance with the following approved plans, Drawing Numbers:

•           Elevation and floor plans – 329 03 Rev A

•           Block plans – 329 02

•           Site location plan - 329 01

            except where otherwise stipulated by conditions attached to this             permission.

            Reason. To ensure adherence to the approved plans in the interests of a satisfactory form of development and to comply with Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

3          With the exception of any site clearance and groundwork, no further development shall take place until details or samples of materials to be used externally on walls, roofs and rainwater goods have been submitted to and approved in writing by the local planning authority.  Development shall be carried out in accordance with the approved details.

            Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of  ...  view the full minutes text for item 8.

The proposal is for the taking down of the existing garage, passageway and rear extension and the construction of a new single storey side & rear extension, plus the construction of a car port.   

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

(Councillor Foxton fulfilled the role of local ward member and accordingly had no vote on this application.)

The Planning Officer gave a presentation on the application.  She reported that a response had recently been received from Hereford City Council stating that it had no objection to the application.

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

RESOLVED: That planning permission be granted subject to the following conditions and any other 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.         CBK – Restriction of house during construction

INFORMATIVES:

1.         IP1 - Application Approved Without Amendment

Date of next site inspection – 13 October 2020

Date of next meeting – 14 October 2020

Noted.