Erection of two dwellings with attached garaging.

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

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.

In accordance with the criteria for public speaking, Mrs Foley, representing Linton Parish Council, and Mr Pearce, the applicant’s agent, spoke in support of the application.

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

·         The site had been identified as suitable for housing development.

·         The site was not within a conservation area and was not listed.

·         Gorsley benefitted from a wide range of housing types and the proposed development would not be out of keeping.

·         The site already benefitted from planning permission for a larger, single dwelling.

·         The applicant was of the opinion that two, smaller, more affordable dwellings would be of more benefit to the community.

·         21 letter of support had been received from the local community.

·         Both houses would have gardens and garages so could not realistically be classed as overdeveloped.

·         The proposed development would not result in any issues of overlooking for neighbouring residents.

·         The proposed dwellings would be finished in similar materials to the nearby dwellings mitigating any impact on the character and appearance of the area.

Members opened the debate by discussing the benefits of the proposed application. It was noted that the Parish Council and local residents were in support of the application and that two smaller dwellings would benefit the local community more than a single larger house. It was also noted that any issues of overlooking had been mitigated through the design of the dwellings. Members felt that the site visit had proved extremely beneficial in being able to make a judgement in respect of the application.

Some members did however have concerns in respect of the proposed development. It was noted that the new dwellings were higher and considerably wider than the previous proposed single dwelling on the site. Some members felt that this would clearly lead to over intensification on the site. It was further noted that the development would result in a 50% larger footprint on the site.

In response to a question regarding the lack of a Section 106 agreement in respect of the application, the Head of Neighbourhood Planning confirmed that as the proposal was for less than 5 dwellings a Section 106 agreement could not be requested.

Members discussed the possibility of a third bedroom being added to the dwelling at a later date and whether this would require an additional planning permission. The Head of Neighbourhood Planning confirmed that if the application was granted it would be granted in accordance with the supplied plans.

Councillor H Bramer was given the opportunity to close the debate. He reiterated his opening marks and asked that the application be approved contrary to the case officer’s recommendation.

The Head of Neighbourhood Planning noted that the Committee appeared minded to approve the application and requested that Committee guidance in respect of any conditions that could be added to the approval.

Members discussed conditions including the need to confirm slab levels and the removal of permitted development rights.

RESOLVED

THAT Planning Permission be granted as Members did not consider that the scale and form of the development would constitute overdevelopment of the site so as to have an adverse impact on the residential amenity of the adjoining properties, and a detrimental impact on the appearance of the site and the adjoining locality and so would comply with policies DR1, DR2 and H13 of Herefordshire Unitary Development Plan. Members concluded that the development was in accordance with the other relevant policies of the UDP as set out in the report.

Members confirmed that Conditions should be imposed relating to:-

• Highways,
• Contaminated land, 
• That the development be in accordance with the submitted plans,
• Slab levels to be confirmed,
• Removal of Permitted Development rights. 

Members added that the wording of the decision notice and conditions, and the inclusion of any additional appropriate conditions, be delegated to officers.