Proposed erection of 8 no. affordable houses with associated access.

The application was approved in accordance with 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, Mr Brenner, representing Weobley Action Group, spoke in objection to the application.

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

·         The application was a proposed development outside of the settlement boundary in an area where there was already a high number of affordable housing.

·         95% of the local residents were against the application.

·         Objections had been received from the Council’s Ecology Officer and the Senior Landscape Officer.

The debate was opened with a member voicing his concerns in respect of the application and in particularly the loss of the historic meadow, hedgerow and field pattern. Concern was also expressed regarding development outside of the settlement boundary.

Other Members discussed the application and supported the officer’s recommendation. They considered that an appeal could be difficult to defend due to the Council’s current lack of a five year housing supply as required under the National Planning Policy Framework. It was also noted that although 40 yards of hedgerow was being removed a larger section was being planted.

In response to a question, the Senior Planning Officer advised that the existing footpath would be diverted around the boundary of the proposed dwelling. In response to a further question he advised that there had been a delay due to the need to undertake a newt survey, this had now been completed and conditions had been recommended accordingly.

Some concern was expressed regarding the effectiveness of replanting hedgerows. The Committee also noted that the proposed dwellings were not of a high standard in terms of sustainable features.

Councillor Cooper was given the opportunity to close the debate. He reiterated his opening remarks and asked the Committee to consider the concerns of the local residents.

RESOLVED

That subject to the completion of a S106 Agreement, in accordance with the attached Draft Heads of Terms, planning permission be granted subject to the following conditions:

1.         A01 Time limit for commencement (full permission)

2.         B01 Development in accordance with the approved plans

3.         C01 Samples of external materials

4.         L01 Foul/surface water drainage

5.         L02 No surface water to connect to public system

6.         L03 No drainage run-off to public system

7.         H13 Access, turning area and parking

8.         G09 Details of Boundary treatments

9.         G12 Hedgerow planting

10.       Prior to commencement of the development, a full working method statement should be submitted to and be approved in writing by the local planning authority, and the work shall be implemented as approved.

Prior to commencement of the development, a habitat enhancement scheme should be submitted to and be approved in writing by the local planning authority, and the work shall be implemented as approved.

Reasons: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 and Policies NC1, NC6 and NC7 of the Herefordshire Unitary Development Plan.

To comply with Policies NC8 and NC9 of Herefordshire’s Unitary Development Plan in relation to Nature Conservation and Biodiversity and to meet the requirements of the NPPF and the NERC Act 2006.

11.       I16 Restriction of hours during construction

12.       H28 Public rights of way

Reasons for Approval

1.         Having regard to the principle of delivering affordable housing on the edge of a designated Main Village, the development is considered to be in accordance with the requirements of the Herefordshire Unitary Development Plan, Supplementary Planning Guidance, the Weobley Parish Plan and the National Planning Policy Framework.

2.         There is an identified need for the provision of affordable housing in Weobley, and this development, subject to the completion of a Section 106 Agreement will contribute towards meeting the need and secure its availability in perpetuity.

3.         It is considered that the acknowledged localised adverse impact upon the historic field pattern of the landscape in this particular location is outweighed by the needs for affordable housing and in reaching this decision, it was noted that the site, whilst located within the Weobley Conservation Area, does not have the benefit of any other landscape designation.

4.         The development is considered acceptable having regard to the residential amenity of neighbouring residents, foul and surface water drainage arrangements, the impact upon the identified biodiversity value of the site and the mitigation proposals that would be secured by condition.

5.         The access and parking arrangements are such that there would be no adverse impact upon the local road network.

6.         On balance the development is considered to be in accordance with Policies S1, S7, DR1, DR2, DR3, DR4, H4, H7, H9, H10, HBA6, LA2, LA3, LA5, LA6, NC1, NC6, NC7, NC8 and NC9 of the Herefordshire Unitary Development Plan, the National Planning Policy Framework and other adopted Supplementary Planning Guidance and Documentation.

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          HN04 Private apparatus within highway