Site for erection of four dwellings and construction of public footpath.

The application was approved in accordance with the case officer’s recommendation.

The Principal Planning Officer gave a presentation on the application.

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

·         The current proposal was a better design than the previous one.

·         The Parish Council had objected to the application in line with the Unitary Development Plan.

·         It was important to ensure that Parish Councils were updated regarding the lack of a five year housing supply and the impact this had in determining applications.

In response to a question, the Principal Planning Officer advised that there were no affordable homes in the development as the application was for four homes which fell below the threshold. She also advised that the application had been scaled down to address concerns from the planning authority.

Members voiced their concerns in respect of a gradual increase to the size of the development. The Principal Planning Officer advised that although the whole site was deemed as a low constraint site, the applicant had been advised that any further development could be viewed on a cumulative basis.

In response to a question, the Head of Neighbourhood Development advised that the Council could currently demonstrate approximately a 4 ½ year housing land supply.

Members debated the application and considered that the application site was suitable for the proposed development. The committee also welcomed the provision of two-bedroom dwellings on the site.

Councillor Guthrie was given the opportunity to close the debate but chose to make no additional comments.

RESOLVED:

That planning permission be granted subject to the following conditions:

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

 2.        A03 Time limit for commencement (outline permission)

 3.        A04 Approval of reserved matters

 4.        B01 Development in accordance with the approved plans

 5.        C01 Samples of external materials

 6.        G11 Landscaping scheme – implementation

 7.        H18 On site roads - submission of details

 8.        Prior to the commencement of any other works,  a detailed timetable of works the access shall be submitted to and approved in writing. This shall include details of any temporary surfaces during the construction period.

Reason: In the interests of amenity of the locality and highway safety having regard to policies DR2 and DR3 of the UDP.

 9.        I16 Restriction of hours during construction

10.       I20 Scheme of surface water drainage

11.       L01 Foul/surface water drainage

12.       L02 No surface water to connect to public system

13.       L03 No drainage run-off to public system

Reason for Approval

1.         The proposal fails to comply, in principle, with policies H4, H7 and H10 of the Herefordshire Unitary Development Plan, however greater weight has been given to the National Planning Policy Framework that clearly identifies that where sites are considered to be sustainably located, and where they comply with other relevant policies, there should be a presumption in favour of sustainable development. The sites development accords with policies in relation to design, character of the area, highway safety, relationship with  neighbouring properties, landscape impact,  drainage and protecting biodiversity, namely polices DR1, DR2, DR3, DR4, LA2, LA5, LA6, H13, T8 and T11 of the Herefordshire Unitary Development Plan. In conclusion, whilst the application would be contrary to Saved Policies of the Plan, the absence of a 5-year supply of housing land was afforded greater weight.

INFORMATIVES:

1.         HN08 Section 38 Agreement & Drainage details

2.         HN07 Section 278 Agreement

3.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations. Negotiations in respect of matters of concern with the application (as originally submitted) have resulted in amendments to the proposal.  As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.