Residential development of 20 houses comprising 13 open market houses and 7 affordable houses (amended access).

Residential development of 20 houses comprising 13 open market houses and 7 affordable houses (amended access).

 

The Central Team Leader gave a presentation on the application and the following updates / additional representations received following the publication of the agenda were provided as follows:

§               An additional representation had been received from Mr. McKay, requesting further enhancement of the access road to the recreation car parking area together with a pedestrian link from the development site to the recreation area.

§               It was reported that the Transportation Manager had assessed the enhanced access details to the recreation parking and play area and was satisfied that a safe access could be achieved with the additional land now proposed.

§               An additional condition requiring pedestrian access to the new play area from the development site was recommended.

§               It was also reported that, shortly before the meeting, the Environment Agency had confirmed that it had no objections to the scheme.

 

Councillor AJM Blackshaw, the Local Ward Member, drew attention to a number of points, including:

·          Consultation on the proposal had been considerable and adjustments had been made in response to issues raised by stakeholders.

·          The proposal complied with the Herefordshire Unitary Development Plan and the Parish Plan.

·          The site was in a central and important location in the village and the design approach proposed was sympathetic to the surroundings.

·          A concern about potential overloading of the public sewerage system had been overcome through the provision of private treatment works and surface water would be disposed of via soakaways.

·          It was noted that, subject to conditions, no objections had been raised by the Traffic Manager, the Conservation Manager (Historic Buildings), the Conservation Manager (Landscape), the Conservation Manager (Archaeology), or by Strategic Housing.

·          The concerns of Wellington Parish Council, Wellington Community Association and Wellington Primary School had been largely addressed, with discussions ongoing between the officers and the applicants regarding access to the pavilion and the new play area.

·          It was noted that one of the principal objectors no longer lived in the village.

·          Highway safety considerations had been addressed, with all dwellings have private parking areas.

·          In conclusion, Councillor Blackshaw welcomed the application and concurred with the officer recommendation as amended.  He also noted the substantial contributions to local infrastructure improvements that would be secured through the proposed planning obligation agreement.

 

Councillor RI Matthews commented that the proposal would remove several steel framed farm buildings which would greatly enhance the area.  He noted the need for appropriate and sustainable development in villages and supported this proposal.  He also noted the value of the correspondence received which had led to further improvements to the scheme.

 

In response to a question from Councillor NL Vaughan, the Central Team Leader advised that strict adherence with every Unitary Development Plan policy was not always achievable with some developments and a balanced judgement was required, hence a statement in the report that 'the proposal complies with the main thrust of that policy' when referring to policy H4 (Main Villages: Settlement Boundaries).

 

A number of Members supported the application, some noted that initial concerns had now been addressed.

 

Councillor PJ Edwards drew attention to the recommended landscaping conditions and, referring the challenges of redeveloping the site, commented on the need for special care to ensure that the landscaping was successful.

 

Councillor MD Lloyd-Hayes considered this to be a sensitive and appropriate form of development.  In response to a question, the Central Team Leader outlined the distribution of social housing through the site.  Councillor Lloyd-Hayes, referring to the proposed planning obligation agreement, noted that improving local bus services could be difficult and said that monies should be directed to other initiatives if an improvement could not be secured with the relevant operator.  She also suggested that a contribution towards the provision of cycle racks at Wellington Primary School could reduce the number of car trips in the locality.

 

Councillor Blackshaw said that the proposal would contribute to the viability and vitality of the village.

 

RESOLVED:

 

1.      The Legal Practice Manager be authorised to complete a Planning Obligation under Section 106 of the Town and Country Planning Act 1990 in accordance with the Heads of Terms appended to this report and any additional matters and terms that he considers appropriate.

 

2.      Upon completion of the aforementioned Planning Obligation the Officers named in the Scheme of Delegation to Officers be authorised to issue planning permission subject to the following conditions and any further conditions considered necessary by Officers.

 

1.      A01 (Time limit for commencement (full permission)).

 

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

 

2.      B03 (Amended plans).

 

         Reason: To ensure the development is carried out in accordance with the amended plans and to comply with the requirements of Policy DR1 of Herefordshire Unitary Development Plan.

 

3.      C01 (Samples of external materials).

 

         Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan.

 

4.      D05 (Details of external joinery finishes).

 

         Reason: To ensure that the work is finished with materials, textures and colours that are appropriate to the safeguarding of the special architectural or historical interest of the building and to comply with the requirements of Policies HBA1 and HBA3 of Herefordshire Unitary Development Plan.

 

5.      D10 (Specification of guttering and downpipes).

 

         Reason: To ensure that the rainwater goods are of an appropriate form in the interests of the safeguarding of the special architectural or historical interest of the building and to comply with the requirements of Policies HBA1 and HBA3 of Herefordshire Unitary Development Plan.

 

6.      E01 (Site investigation – archaeology).

 

         Reason: To ensure the archaeological interest of the site is recorded and to comply with the requirements of Policy ARCH6 of Herefordshire Unitary Development Plan.

 

7.      F02 (Restriction on hours of delivery).

 

         Reason: To safeguard the amenities of the locality and to comply with Policy DR1 of Herefordshire Unitary Development Plan.

 

8.      G02 (Retention of trees and hedgerows).

 

         Reason: To safeguard the amenity of the area and to ensure that the development conforms with Policy DR1 of Herefordshire Unitary Development Plan.

 

9.       G09 (Details of boundary treatments).

 

         Reason: In the interests of visual amenity, to ensure the development has an acceptable standard of privacy and to conform to Policy DR1 of Herefordshire Unitary Development Plan.

 

10.    G10 (Landscaping scheme).

 

         Reason: In order to maintain the visual amenities of the area and to conform with Policy LA6 of Herefordshire Unitary Development Plan.

 

11.    G11 (Landscaping scheme – implementation).

 

         Reason: In order to maintain the visual amenities of the area and to comply with Policy LA6 of Herefordshire Unitary Development Plan.

 

12.    Prior to occupation of the 6th open market dwelling the recreation area to the south as identified in Policy RST5 of the Herefordshire Unitary Development Plan shall be brought forward for development.

 

         Reason: In accordance with Policy RST5 of the Herefordshire Unitary Development Plan.

 

13.    H05 (Access gates).

 

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

 

14.    H06 (Vehicular access construction).

 

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

 

15.    H09 (Driveway gradient).

 

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

 

16.    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.

 

17.    H17 (Junction improvement/off site works).

 

         Reason: To ensure the safe and free flow of traffic on the highway and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

18.    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.

 

19.   Notwithstanding the submitted drawings the footpath to the front of the site shall be completed to a minimum width of 2 metres.

 

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

 

20.    I16 (Restriction of hours during construction).

 

         Reason: To protect the amenity of local residents and to comply with Policy DR13 of Herefordshire Unitary Development Plan.

 

21.    I17 (Scheme of foul drainage disposal).

 

         Reason: In order to ensure that satisfactory drainage arrangements are provided and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

 

22.    I21 (Scheme of surface water regulation).

 

         Reason: To prevent the increased risk of flooding and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

 

23.    I42 (Scheme of refuse storage (residential)).

 

         Reason: In the interests of amenity and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

 

24.    I51 (Details of slab levels).

 

         Reason: In order to define the permission and ensure that the development is of a scale and height appropriate to the site so as to comply with Policy DR1 of Herefordshire Unitary Development Plan.

 

25.        Notwithstanding the submitted plans a pedestrian access shall be provided direct from the development site to the new play area details of which shall be submitted for approval prior to any works commencing on site.  The pedestrian link shall be completed in accordance with the approved detail.

 

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

 

Informatives:

 

1.      HN01 - Mud on highway.

 

2.      HN05 - Works within the highway.

 

3.      HN07 - Section 278 Agreement.

 

4.      HN21 - Extraordinary maintenance.

 

5.      N19 - Avoidance of doubt - Approved Plans.

 

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