Erection of 14 no. affordable homes on Greenfield site including required access and services.

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

The Principal 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.

In accordance with the criteria for public speaking, Mr Drew, representing Pyons Group Parish Council, and Mrs McLeod, a neighbouring resident, spoke in objection to the application and Miss Wright, the applicant, spoke in support.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor AJM Blackshaw, the local ward member, commented on a number of issues, including:

·         The site proposed by the Parish Council and the local residents in their submission should be considered.

·         The exception to Unitary Development Plan H10 was only valid if there were no other suitable sites within the settlement boundary.

·         The Committee could focus on the UDP or could embrace the themes coming from the LDF and the Localism Act.

·         The proposed layout was contrary to UDP policy DR1.

Members discussed the application and felt that the site inspection had been extremely beneficial in assisting them in addressing the concerns raised by the local residents and the parish Council. They also thanked the Principal Planning Officer for highlighting the alternative site proposed by the Parish Council during the site visit.

The Committee noted that a hedge was proposed to be removed as part of the application and it was felt that this could have a detrimental impact on pedestrian safety.

In response to a question, the Assistant Director - Economic, Environment & Cultural Services advised that if the application had been for open market housing it would have been contrary to policy however as it was for affordable housing it fell into an exception category. He advised Members that they should determine the application on its merits as a rural exception.

Members continues to debate the application and felt that the concerns raised by the Parish Council and the local residents would be given significant weight in determining the application.

The issue of density of the proposed site was also raised with the committee of the opinion that 14 dwellings on the site may result in over intensification.  Members also questioned whether the design of the development was in keeping with the village of Canon Pyon with a number of Members expressing concern in respect of the layout of the proposed dwellings, with the gable end adjacent to the road.

Members appreciated the sustainable aspect of the proposed development and welcomed the inclusion of photovoltaic solar panels as part of the application. It was also noted that the application was on a bus route, further enhancing the sustainable nature of the proposal. However it was still considered that the application site was not in the right place and that the site should be protected.

In response to a question regarding the proposed replacement footpath, the Principal Planning Officer confirmed that it would be widened to two metres.

Councillor AJM Blackshaw was given the opportunity to close the debate. He reiterated his opening remarks and made additional comments, including:

·         The Localism Act was at the heart of decentralisation and should be at the forefront of Members thinking.

·         The applicant was encouraged to engage with the Parish Council and further encouraged to consider a development on the alternative site proposed.

Neither the Head of Neighbourhood Planning nor the Locum Lawyer, representing the Monitoring Officer, requested a further information report and the Committee therefore proceeded to the vote where the resolution as set out below was agreed.

RESOLVED

THAT the application be refused for the following reasons:

1.            The design and layout of the application is out of character with the village of Canon Pyon.

2.            There would be a significant environmental impact as a result of the loss of the mature hedgerow.