Demolition of existing buildings and erection of 34 no houses and garages together with roads, sewers and associated external works.

The application was approved in accordance with 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, Mrs Philpotts, representing Holmer and Shelwick Parish Council, spoke in objection to the application and Mr Cole, representing the applicant, spoke in support.

 

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

 

·         The applicant had done a lot of additional work on the revised application, which as welcomed.

·         The public speakers were thanked for their contribution.

·         The site was designated as employment land, which had al;ways been safeguarded by [revios committee decisions.

·         Live/work units would have been welcomed.

·         The site would be better suited for a community usage.

·         The traffic concerns were still valid.

·         There were also concerns in respect of street ligyhting, density, drainage, and the impact on the open countryside.

 

Members discussed the application and noted that a lot of work had been undertaken by the applicant to address the concerns raised through the previous application on the site. Concern was expressed that the applicants had not considered live/work units on the site and had not investigated alternative drainage systems on the site.

 

In response to a number of questions from the Committee, the Principal Planning Officer advised that as density had been a concern on the site previously the decision was made to remove the onsite play area from the application and upgrade the existing Wentworth Road play facility instead; that permitted development rights would be removed to address the issue of the ‘no dig layer’; and that contamination hotspots would be removed from the site to the satisfaction the Environmental Health Officer.

 

Members noted that there were no stand-out features to the application and that it was disappointing that there were no sustainable features incorporated into the development such as live/work units. Members discussed the Parish Plan and sought clarification as to the status of the plan in planning terms. The Head of Neighbourhood Planning advised that a parish plan could be a material planning consideration if it had been endorsed or adopted by the Council, however this was not the case for Holmer and Shelwick parish council’s parish plan, therefore it could not be given any weight in policy terms.

 

Councillor Robertson was given the opportunity to close the debate. She reiterated her opening remarks and made additional comments, including:

 

·         The Parish Plan had not yet been adopted.

·         There were 41 people employed on the site previously.

·         The decision should be made democratically.

 

RESOLVED

 

That subject to final clarification in relation to the acceptability of the proposed S106 Obligation terms,  officers named in the scheme of Delegation to Officers be authorised to grant planning permission subject to the following conditions:

 

1.         A01 Time limit for commencement (full permission)

           

2.         B01 Development in accordance with the approved plans

 

3.         B07 Section 106 Agreement

 

4.         C01 Samples of external materials

 

5.         K4 Nature Conservation - Implementation

 

6.         G11 Landscaping scheme - implementation

 

7.         G15 Landscape maintenance arrangements

 

10.       I50 Measures to deal with soil contamination

 

11.       I55 Site Waste Management

 

12.       I51 Details of slab levels

 

13.       L01 Foul/surface water drainage

 

14.       L02 No surface water to connect to public system

 

15.       L03 No drainage run-off to public system

 

16.       L04 Comprehensive & Integratred draining of site

 

17.       F14 Removal of permitted development rights

 

18.       I16 Restriction of hours during construction

 

19.       H27 Parking for site operatives

 

20.       M09 Land affected by contamination

 

21.       H26 Access location

 

Informatives

 

1.         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. 

 

2.         HN10 No drainage discharge to highway

 

3.         HN08 Section 38 Agreement and Drainage details

 

4.         HN07 Section 278 Agreement

 

5.         HN04 Private Apparatus within the highway

 

6.         HN1 Mud on the highway

 

7.         HN28 Highways design guide

 

8.         HN13 Protection of visibility splays on private land

 

9.         HN05 Works within the highway

 

Reason for Approval

 

1.         The application site lies within the urban settlement of Hereford City, within which residential development is supported by policy H1 of the UDP. Whilst the site is allocated as an employment site, the Local Planning Authority is satisfied that there is no reasonable prospect of this site coming forward for that purpose, and that, given the predominantly residential context this would be a suitable site for residential development. As such the proposal would comply with the requirements of policy H1 and the guidance contained within the NPPF. 

 

The detailed design and layout of the proposed scheme, coupled with the inclusion of planting and landscaping proposals would represent a form of development that would be acceptable in respect of landscape impact, design and layout in accordance with policies DR1, H13, LA2, LA3 and LA6 of the UDP.

 

The developments relationship with neighbouring properties has been considered and subject to ensuring that landscaping and boundary treatments are undertaken, the proposal is considered to be acceptable in accordance with the requirements of policies DR2 and H13 of the UDP.

 

The proposed development would not adversely impact upon the local highway network in terms of capacity or highway safety. The site lies in a location that is considered to be sustainable, with good access to alternative means of transport and the proposal makes provision of a new footway to serve the development and provide connectivity with Roman Road. As such the proposal is considered to comply with the requirements of policy DR3 of the UDP.

 

It is considered that the proposed development, subject to a condition, can be serves by an acceptable and adopted drainage system in accordance with policy DR4 and CF2 of the UDP.

 

Provision has been made, through a Section 106 agreement or the appropriate contributions having regard to the requirements of policy DR5 and the SPD – Planning Obligations. The appropriate affordable housing provision and play space provision has also been provided and secured by way of the Section 106 agreement in accordance with Policies H9, H19 and DR5 of the UDP.