Agenda item

132624/O Land off Church Way, Holmer, Hereford

Erection of up to 13 no. residential dwellings along with associated vehicular and pedestrian access, internal access roads, car parking including garaging, landscaping including realignment of existing hedgerow, drainage and other associated works.

Decision:

The application was approved in accordance with the Case Officer’s recommendation, subject to further discussion on particular aspects exercising delegated authority.

Minutes:

The Senior Planning Officer gave a presentation on the application.

In accordance with the criteria for public speaking, Mr J Norris and Mr T Ball, local residents, spoke in objection.  Mr D Hutchison, the applicant’s agent spoke in support.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor SJ Robertson, the local ward member, spoke on the application.

She commented on a number of issues including:

She highlighted the comments of the Parish Council set out in the report, noting in particular concerns about road safety.  She requested that detail of the highways proposals should be finalised in consultation with the Chairman of the Committee.

There was concern about the impact on the landscape and a change in its character.  She considered it would be important when considering reserved matters that consideration was given to planting mature trees which would also have the benefit of protecting the amenity of Rose Lofts.

She questioned why the draft heads of terms did not propose any contribution to Holmer Primary School.

The debate opened and the following principal points were made:

A question was asked about the absence of any affordable housing in the development.  The Senior Planning Officer replied that as the development was adjacent to the City boundary the size of development fell below the level at which provision of affordable housing would be required.  Some members questioned this assessment considering the development was within the Parish of Holmer.

That as the site was at the gateway to the City it was important that the design was appropriate.  Sustainability of the construction of the dwellings was also important.

It was noted that an application for the erection of 9 bungalows had previously been refused.  It was suggested the grounds for refusal should have been specified in the report.

It was suggested that a layby should be created to help address the difficulty caused by on street parking.

The development seemed quite intensive given the size of the site.

It was proposed that the Chairman of the Committee and the local ward member should be consulted on the detail of the application before permission was granted.

The Development Manager noted that the application was an outline application looking only at the principle of development and the access.  There was scope for the Chairman of the Committee and the local ward member to be involved in discussions of the S106 Agreement.

The local ward member was given the opportunity to close the debate and indicated her intention to ensure that local residents were consulted on the detail of the development.

 

RESOLVED: That subject to the completion of a Section 106 Agreement, and consultation with the Chairman of the Committee and the local ward member, 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.

A05 Plans and particulars of reserved matters

 

5.

B01 Development in accordance with the approved plans

 

6.

C01 Samples of external materials

 

7.

G09 Details of Boundary treatments

 

8.

G11 Landscaping scheme - implementation

 

9.

G14 Landscape management plan

 

10.

G15 Landscape maintenance arrangements

 

11.

Prior to the commencement of development a hedgerow translocation method statement and maintenance plan shall be submitted to and approved in writing by the Local Planning Authority. Works and maintenance shall be carried out in accordance with the approved details.

 

Reason:  In the interests of visual amenity, landscape and nature conservation having regard to the requirements of policies DR1, H13 and LA6 of the Unitary Development Plan and the requirements of the National Planning Policy Framework.

 

12.

Prior to any other works hereby approved on the application site are commenced, the proposed access shall be constructed, and road realignment  undertaken and visibility splays provided in accordance with the details shown on drawing number H450/05 and those details agreed by conditions H18 below.

 

Reason: In the interests of highway safety and to ensure an adequate and acceptable means of access is available during construction and to serve the dwellings hereby approved in accordance with the requirements of policy DR3 of the Unitary Development Plan and the requirements of the National Planning Policy Framework.

 

13.

H09 Driveway gradient

 

14.

H18 On site roads - submission of details

 

15.

H19 On site roads - implementation / completion

 

16.

G15 Landscape maintenance arrangements

 

17.

H29 Secure covered cycle parking provision

 

18.

H08 Access closure

 

19.

H17 Junction improvement/off site works

 

20.

The precautionary mitigation and recommendations set out in the Section 5 of the JJE ecologist’s report dated September 2013 concerning birds and further reptile surveys with mitigation should be followed.  Prior to commencement of the development, a biodiversity enhancement plan should be submitted to and be approved in writing by the local planning authority, and the work shall be implemented as approved.  An appropriately qualified and experienced ecological clerk of works should be appointed (or consultant engaged in that capacity) to oversee the ecological mitigation work.

 

Reason: 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, NC7, NC8 and NC9 of the Herefordshire Unitary Development Plan in relation to Nature Conservation and Biodiversity and to meet the requirements of the NPPF and the NERC Act 2006

 

21.

L01 Foul/surface water drainage

 

22.

L03 No drainage run-off to public system

 

23.

I51 Details of slab levels

 

24.

I20 Scheme of surface water drainage

 

 

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 to discharge to highway

 

3.

HN08 Section 38 Agreement & Drainage details

 

4.

HN01 Mud on highway

 

5.

HN28 Highways Design Guide and Specification

 

6.

HN13 Protection of visibility splays on private land

 

7.

N11C General

 

8.

N14 Party Wall Act 1996

 

 

Supporting documents: