To receive apologies for absence.

Apologies were received from Councillors Dan Powell and Catherine Gennard.

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

There were no substitutes.

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

Councillor Richard Thomas declared an other interest in respect of agenda item 9, application 232089, Sheepcote, St Owens Cross; the applicant was a close, known associate. Councillor Thomas would leave the meeting for the duration of the item.

To approve the minutes of the meeting held on 25 October 2023.

RESOLVED:   That the minutes of the meeting held on 25 October 2023 be approved.

To receive any announcements from the Chairperson.

Proposed change of use from a 6 bedroom HMO dwellinghouse into an 8 bedroom HMO dwelling house (Sui generis) and to erect a single storey extension onto the back of the house.

Application approved, in accordance with the case officer’s recommendation.

The Planning Officer gave a presentation on the application.

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

In accordance with the council's constitution the local ward member spoke on the application, he explained that there were three key issues with regard to this application; parking, safe and healthy communities, and garden space. HMOs are recognised as an important part for housing in Herefordshire, however, they do increase the density of housing in an area that is already densely populated and this will increase the pressure on the three issues noted above. If the application is approved, then the local ward member would support it on the basis of the conditions proposed in the planning officer’s report.

The committee debated the application. During consideration of the application the committee raised the following principal points:

-          Concern has been raised regarding parking, however, it was noted that the enforcement of parking measures can be used to mitigate this issue.

-          Noise concerns were acknowledged, however, it was noted that the Environmental Health Officer could investigate such issues if they were experienced.

-           

The local ward member was given the opportunity to close the debate. He added that HMOs are an important part of the housing mix in Herefordshire.

A motion that the application be approved in accordance with the case officer’s recommendation was proposed by Councillor Stef Simmons and seconded by Councillor Bruce Baker. The motion was put to the vote and was carried unanimously.

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 (3 years)

2. C06 - Approved plans (drawings listed below) - Location plan 1:1250 - Site plan 1:200 26 Further information on the subject of this report is available from Mr Simon Rowles on 01432 260238 PF2 - Proposed rear elevation 1:100 - Proposed side elevation 1:100 - Proposed elevation from opposite side 1:100 - Proposed ground floor 1:100 - Proposed first and second floor plans

3. The external walls of the extension shall be constructed with facing bricks of the same type, texture and colour as the external walls of the existing building.

Reason: In the interests of visual amenity so as to ensure that the development complies with the requirements of Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

4. Prior to the occupation of the development hereby permitted, full details of a scheme for the provision of covered and secure cycle parking facilities within the curtilage of the house shall be submitted to the local planning authority for its written approval. The cycle parking facilities shall be carried out in strict accordance with the approved details and available for use prior to occupation as a “large” HMO. Thereafter, these facilities shall be maintained.

Reason: To ensure that there is adequate provision for secure cycle  ...  view the full minutes text for item 51.

Proposed demolition of Former Park Hall Ballroom and Erection of 5 Dwellings and 15 Timber Holiday Lodges, reception area and associated works.

Application approved, in accordance with the case officer’s recommendation.

The Planning Officer gave a presentation on the application and the updates/representations received following the publication of the agenda, as provided in the update sheet and appended to these minutes.

In accordance with the criteria for public speaking, Ms Cooke on behalf of Much Birch Parish Council spoke in objection and Mrs Rogan spoke in support of the application.

In accordance with the council's constitution the local ward member, Councillor Thomas, and thereafter, the adjoining ward member, Councillor Fagan spoke on the application. Councillor Thomas commented that there is a lot of merit in this application and identified the building of the holiday lodges as supporting tourism in the local area. He added that the applicant is taking her own financial risk and it is not for the committee to comment on that particular issue. Houses are needed in the local area and it was good to see that 3-bedroom houses were prioritised. Noise concerns have been adequately addressed by the applicant who is prepared to put screening in place. Councillor Thomas stressed his support for the application and hoped that committee members would vote in favour of it.

The adjoining ward member, Councillor Fagan acknowledged the challenges for the applicants to find a viable option for the site, however, she cited a number of concerns including those of Llanwarne and Much Birch Parish Councils respectively. The number of conditions that the application is subject to was of concern to the adjoining ward member and the scale of the holiday lodges have encountered multiple objections from parish councils and local residents. The lack of S106 contributions arising from the application was also raised. In terms of tourism facilities, there aren’t any and therefore creating better facilities on-site would provide better activities for families and could be accessible to local residents and this could help improve the attractiveness of the site. There are also concerns on the internal road and the use of that road by HGVs and tractors to access behind the site. Councillor Fagan added that the internal road will likely become much busier and narrower as a result of the application proposals and the Herefordshire Trail could be consequently impacted. Potential impact on local wildlife and habitats was also raised.

The committee debated the application. During consideration of the application the committee raised the following principal points:

-          The application would help support the local economy of the area through the growth of tourism to the county.

-          The viability of the site was not a matter for the committee but rather for the applicant.

-          Protection of the Herefordshire Trail was added as a point of concern.

-          The protection of trees on the site was noted, however, it was addressed that certain conditions would be put in place to identify and protect particular trees and shrubbery which would then be shared with the tree officer for review and confirmation.

-          The lack of S106 contributions through housing and in particular the building of affordable housing on  ...  view the full minutes text for item 52.

Proposed non-material amendment to 232181 (Proposed single storey garage including garden room/home office) - to allow reduced roof pitch and change of roof finish and stone gable wall to West elevation(and return on South elevation).

Application approved, in accordance with the case officer’s recommendation.

The Planning Officer gave a presentation on the application.

In accordance with the council's constitution the local ward member spoke on the application.

The committee debated the application. During consideration of the application the committee raised the following principal point:

-          Non-material amendments to change the shape, colour and materials on the roof.

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

A motion that the application be approved in accordance with the case officer’s recommendation was proposed by Councillor Stef Simmons and seconded by Councillor Dave Davies. The motion was put to the vote and was carried unanimously.

Resolved:

That planning permission be granted subject to the following conditions:

1. The development hereby approved shall be carried out strictly in accordance with the approved plans (drawing nos. 231219 – 21) and the schedule of materials indicated thereon.

Reason: To ensure adherence to the approved plans and to protect the general character and amenities of the area in accordance with the requirements of Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

INFORMATIVES:

1. This decision notice, which should be read in conjunction with 232181/F, is for a nonmaterial amendment to the original planning permission. Except where any conditions are detailed on this notice it does not vary the original planning permission in any other way.

Proposed erection of live-work unit for occupation by applicant and his family in conjunction with adjoining workshop.

Application approved contrary to the case officer’s recommendation.

The Planning Officer gave a presentation on the application and the updates/representations received following the publication of the agenda, as provided in the update sheet and appended to these minutes.

In accordance with the criteria for public speaking, Mr Campbell and Mr Thomas, on behalf the applicant, spoke in support of the application.

In accordance with the council's constitution, the local ward member spoke on the application. As the house that is being proposed in the application is not accommodated by policy in the local plan, the NPPF is being looked at as a defence of the application being approved. She noted that since the pandemic, economic circumstances have changed significantly in line with paragraph 82 of the NPPF. She added that economically, the application is viable and the security of the site is important to the business against the continued threat of theft. Socially, the NPPF supports strong and vibrant communities which she noted the application would support. Lastly, the environmental objective of the NPPF to protect and enhance the environment is considered by making the best use of land as proposed in the application. In conclusion, the local ward member hoped the NPPF would be used as a guide to support the application.

The committee debated the application. During consideration of the application the committee raised the following principal points:

-          Concern was raised about the potential of precedent being set by ignoring core strategy.

-          In the absence of a Neighbourhood Development Plan, there is clear support for the application. If there was an NDP, there would have been a defined settlement boundary to give some idea as to what would be allowed in the area.

-          If the application is not in open countryside, then the NPPF can provide flexibility.

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

A motion that the application be approved contrary to the case officer’s recommendation to support business which will prevent further crime on the site, particularly night-time burglaries, and in line with NPPF policy 80E (point 2) that references enhancing the immediate setting and 82D which states that the application should ‘be flexible enough to accommodate needs not anticipated in the plan’. Conditions were proposed to be delegated to officers to set and the motion was proposed by Councillor Bruce Baker and seconded by Councillor Simeon Cole. The motion was put to the vote and carried by a simple majority.

Resolved:

The application be approved due to NPPF policies 80E: the application ‘would significantly enhance its immediate setting’; and 82D: the application should ‘flexible enough to accommodate needs not anticipated in the plan.

That authority is delegated to officers to draft and impose conditions for the planning permission, in consultation with the chairperson and vice chairperson of the Planning and Regulatory Committee.

To consider a report (to follow) regarding the grounds for refusal of planning application 223248:

223248 - BUILDING AND CURTILAGE OF GREENACRES BUNGALOW AND LAND TO THE REAR OF THE KNAPP AND WESTMEAD, THE HOMEND, LEDBURY, HEREFORDSHIRE

Proposed demolition of existing buildings on site and erection of Retirement Living apartments with associated access, car parking, landscaping, ancillary facilities, and associated works.

The committee debated the exempt report and the reasons for refusal of application 223248. The recommendations in the report were proposed by Councillor Richard Thomas and seconded by Councillor Clare Davies. The recommendations were put to the vote and were carried unanimously.

Resolved:

That officers advise the Planning Inspectorate and the applicants that:

-          They withdraw reason for refusal 2 (Highways) and that they do not intend to defend this reason in response to any appeal.

-          That officers respond to the request for a Planning Inquiry to the Planning Inspectorate and set out why they believe that a Hearing procedure would be appropriate.

Date of next site inspection – 16 January 2024

Date of next meeting – 17 January 2024

Date of next meeting – 17 January 2024