Proposed redevelopment to erect four dwellings.

Proposed redevelopment to erect four dwellings.

 

The Principal Planning Officer provided details of updates / additional representations received following the publication of the agenda as follows:

·         The Conservation Manager (Ecology) raised no objections subject to a condition requiring compliance with the recommendations of the Ecologist report.  This being covered by condition no. 9 in the recommendation.

·         The Children’s and Young People’s Directorate had reassessed the application having identified the wrong senior school, the correct senior school had capacity at all year groups, accordingly it was recommended that the draft Heads of Terms be amended to reduce the payment from £9003 to £3156.

·         Holmer Parish Council fully supported the application, as long as septic tanks were used due to the ongoing problems with sewer and drainage system in the area.  The Parish Council requested that no footpath was installed along Attwood Lane as it was felt that it was inappropriate to the area.

 

The Principal Planning Officer advised that:

§         The footpath had been deleted from the recommendation and a grass verge was recommended.

§         The draft Heads of Terms would be changed to reduce the Education payment to £3156.

§         Paragraph 1 of the draft Heads of Terms, appended to the report, should be amended to refer to 'the parish of Holmer' and not Wellington.

 

Councillor SJ Robertson, the Local Ward Member, declared a prejudicial interest at the start of the item but, in accordance with the Constitution [Appendix 12, Members Code of Conduct, Part 2, paragraph 12 (2)], wished to exercise the opportunity to speak for up to three minutes before withdrawing from the meeting.  Councillor Robertson commented that funding for various infrastructure improvements would be provided as part of a major residential development on land to the north of Roman Road, Holmer [DCCW2006/2619/O refers] and suggested that duplication should be avoided.  Councillor Robertson considered that contributions should instead be concentrated towards the introduction of a 30mph speed limit along Attwood Lane, the installation of a pedestrian crossing on the A49, and towards an extension to the community hall; she added that this would benefit both existing and future residents in the locality.  She suggested that, if the Sub-Committee was minded to approve the application, officers be authorised to re-negotiate the proposed planning obligations.

 

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

 

Councillor PJ Edwards proposed that officers be authorised to approve the application, subject to further consideration of the planning obligation allocations.  Councillor Edwards said that, as an outline application, permission was sought for the principle of development only but he suggested that the planning officers and the applicant should take the opportunity to consider the position and orientation of the proposed dwellings in order to minimise the potential impact on existing properties, prior to the submission of a reserved matters application.

 

Councillor RI Matthews noted that the site was located within the settlement boundary and that the proposal accorded with planning policies.  However, he felt that every effort should be made to address local residents' concerns about overlooking.

 

In response to a question from Councillor NL Vaughan, the Principal Planning Officer advised that recommended condition 9, K4 (Nature Conservation – Implementation), principally related to the protection of bats and that landscaping issues, such as the retention of trees, would be considered as part of any future reserved matters application.

 

Councillor DB Wilcox supported the recommendation of approval but, noting that only one dwelling would be connected to the mains sewer with the remaining three on septic tank, proposed a further amendment to require connection to the mains drain when available.  It was also suggested that a letter be sent to Welsh Water to request them to investigate the capacity issues.

 

The Central Team Leader explained the procedure for considering proposed planning obligations and the need for matters to be considered and negotiated at the earliest opportunity. 

 

Councillor Edwards acknowledged the officer comments but said that the local community was concerned about Attwood Lane being used as a 'rat run' and that a speed restriction was needed in the interests of vehicular and pedestrian safety.

 

The Principal Planning Officer reminded Members of the comments of Holmer Parish Council, that there was no guarantee that proposed residential development elsewhere would proceed, and no previous indication had been given that a contribution towards the community hall extension was needed due to the impact of this particular proposal.

 

A number of Members commented on the need for further discussions about the planning obligations.

 

RESOLVED:

 

That subject to further discussions regarding the Planning Obligation Agreement and the other matters raised by the Sub-Committee, the officers named in the Scheme of Delegation to Officers be authorised to approve the application subject to the following conditions and any further conditions considered necessary by officers.

 

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

 

         Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

 

2.      A03 (Time limit for commencement (outline permission)).

 

         Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

 

3.      A04 (Approval of reserved matters).

 

         Reason: To enable the local planning authority to exercise proper control over these aspects of the development and to secure compliance with policy DR1 of the Herefordshire Unitary Development Plan.

 

4.      A05 (Plans and particulars of reserved matters).

 

         Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

 

5.      B07 (Section 106 Agreement).

 

         Reason: In order to provide enhanced sustainable transport infrastructure, educational facilities and improved play space in accordance with Policy DR5 of the Herefordshire Unitary Development Plan 2007.

 

6.      H09 (Driveway gradient).

 

Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

7.      H13 (Access, turning area and parking).

 

Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway and to conform with the requirements of Policy T11 of Herefordshire Unitary Development Plan.

 

8.      H27 (Parking for site operatives).

 

         Reason: To prevent indiscriminate parking in the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

9.      K4 (Nature Conservation – Implementation).

 

         Reason: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation (Natural Habitats, & c) Regulations 1994 (as amended) and Policies NC1, NC5, NC6 and NC7 of Herefordshire Unitary Development Plan.

 

10.    The three plots proposed to be served by septic tank drainage shall be connected to the public sewer when capacity is available unless otherwise agreed in writing with the local planning authority.

 

Reason: To prevent pollution of the water environment and to comply with Policy DR4 of the Herefordshire Unitary Development Plan.

 

Informatives:

 

1.      N19 - Avoidance of doubt - Approved Plans.

 

2.      N15 - Reason(s) for the Grant of PP/LBC/CAC.