Agenda item

132448/O Land adjacent to Longlands, Lower Hardwick Lane, Bromyard, Herefordshire

New three bedroom dwelling with access drive, parking and garden. 

 

 

(The Committee will adjourn following consideration of this item and reconvene at 2.00 pm to consider the remaining items listed below.)

Decision:

The application was refused in accordance with the Case Officer’s recommendation.

Minutes:

(Councillor GR Swinford having declared a disclosable pecuniary interest left the meeting for the duration of this item.)

The Senior Planning Officer gave a presentation on the application, and noted that notwithstanding the under provision of housing in the County, refusal was justified for the reasons set out in the report.

In accordance with the criteria for public speaking, Mr R Page, the applicant’s agent, spoke in support of the application.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillors JG Lester and A Seldon, the local ward members, spoke on the application.

Councillor Seldon questioned whether the development was isolated, drawing attention to the existing development and the traffic it generated, noting also the amount of pedestrian usage of the lane which was close to one of Bromyard’s major public footpaths.

 

Councillor Lester spoke in support of the application.  He commented that the development was not remote from facilities; there were already 7 dwellings on the lane; the surrounding area was likely to be the site for some 500 houses.

 

The debate opened and the following principal points were made:

 

The development did not physically relate to Bromyard and was premature.

There were considerable access problems.  The access road is dark and narrow. There is no proper pavement, no lit access nor is there a reasonable walking distance to amenities as required for sustainable development.

One additional dwelling in the location would not have an adverse impact and with 7 dwellings already in the location the proposed development was not isolated.

 

The Development Manager commented that the development did not meet the requirements of the interim protocol for developments outside of adopted settlement boundaries. It was isolated and premature.

 

The legal officer noted that the statement of positive and proactive working would be acknowledged and added to the decision.

 

The local ward members were given the opportunity to close the debate.  Councillor Lester reiterated his support for the application.

 

RESOLVED:  That planning permission be refused for the following reasons:

 

1.

The application site is remote from the settlement of Bromyard failing to physically relate to it. As such, the proposal does not respect the defined pattern of local development as required by policies S1 and DR1 of the Herefordshire Unitary Development Plan and the objectives of the National Planning Policy Framework, where paragraph 61 is of particular relevance.

 

2.

Lower Hardwick Lane is a narrow, unlit lane with no recognised footpath. It would be unsafe to encourage further pedestrian use of this lane and as such the site is unsustainably located contrary to Policy S1 of the Herefordshire Unitary Development Plan and the objectives of the National Planning Policy Framework.

 

3.

None of the exemption criteria listed under paragraph 55 of the National Planning Policy Framework and Policy H7 of the Herefordshire Unitary Development Plan which state circumstances where residential development in the open countryside may be acceptable have been met.

 

 

INFORMATIVE

 

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 by identifying matters of concern with the proposal and determining the application within a timely manner, clearly setting out the reasons for refusal, allowing the Applicant the opportunity to consider the harm caused and whether or not it can be remedied by a revision to the proposal. The Local Planning Authority is willing to provide pre-application advice in respect of any future application for a revised development.

 

 (The Committee adjourned between 12.50pm and 2.00pm.)

Supporting documents: