Outline permission for the erection of three dwellings.

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

(Outline permission for the erection of three dwellings.)

The Senior Planning Officer gave a presentation on the application.  He noted that comments had now been received from Welsh Water overtaking the information issued in the Committee update.

In accordance with the criteria for public speaking, Mrs C Protherough, a local resident, spoke in objection to the application.  Mr C Goldsworthy, the applicant’s agent, spoke in support.

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

He made the following principal points:

·         He requested that as much as possible of the hedgerow bounding the site be retained.

·         He considered that the dwellings should be single storey.  This would be in keeping with the properties to the north.  Two storey dwellings would overshadow neighbouring properties. It was to be hoped that the buildings would be designed to be as unobtrusive as possible.

·         There were some difficulties regarding access and it would be helpful if a boundary wall of a property neighbouring the site could be moved back about 1 metre to improve visibility.

In the Committee’s discussion of the application the following principal points were made:

·         The development represented organic growth and was close to amenities.

·         The applicant should be encouraged to provide single storey properties at the detailed design stage to reduce overlooking.

·         Quality of design would be important.

·         The Traffic Manager had no objection to the proposed access, which would be an improvement on the current situation.

·         It was requested that the applicant should be encouraged to work with the Parish Council and local ward member to provide a traffic calming measure at the entrance to the village as a community benefit with an informative to that effect.  There was also a request for signing for walkers and others.

·         It was asked if the proximity of stables to the proposed dwellings was a concern.  The Development Manager indicated that this was not a concern.

·         It was observed that no affordable housing could be required as part of a small development and this was a matter that the Committee should be mindful of given the continuing shortage of affordable housing in the County.

The Development Manager commented that the access had been carefully assessed by the Traffic Manager.  He advised that a condition could be included restricting the development to single storey dwellings. However, the developer could submit a full planning application for two storey dwellings which would be considered on its merit.  The key would be the quality of the design proposed in relation to the surroundings.  An informative could be added to encourage the applicant to provide a traffic calming gateway feature in conjunction with the Parish Council.

The local ward member was given the opportunity to close the debate.  He reiterated that he considered it was important that the dwellings provided were single storey and repeated his request relating to moving a boundary wall of a neighbouring property.    

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.         A05 Plans and particulars of reserved matters

5.         B01 Development in accordance with the approved plans

6.         Prior to commencement of the development, an appropriately qualified and experienced ecological clerk of works should be appointed (or consultant engaged in that capacity) to inspect the site at an appropriate time of year and ensure there is no impact upon protected species during vegetation clearance of the area.  The results and actions from the inspection shall be relayed to the local planning authority upon completion.

            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 Herefordshire Unitary Development Plan.

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

7.         The recommendations set out in the ecologist’s evaluation from the ecology practice dated July 2014 should be followed unless otherwise agreed in writing by the local planning authority. Prior to commencement of the development, a habitat protection and enhancement scheme should be submitted to and be approved in writing by the local planning authority, and the scheme 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.

            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 Herefordshire Unitary Development Plan.

            To comply with Herefordshire Council’s Policy NC8 and NC9 in relation to Nature Conservation and Biodiversity and to meet the requirements of the NPPF and the NERC Act 2006

8.         H04 Visibility over frontage

9.         H06 Vehicular access construction

10.       H13 Access, turning area and parking

11.       H17 Junction improvement/off site works

12.       H27 Parking for site operatives

13.       H29 Covered and secure cycle parking provision

14.       I18 Scheme of foul drainage disposal

15.       I20 Scheme of surface water drainage

16.       Prior to the first occupation of the dwellings hereby approved, adoption and maintenance schemes for the foul and surface water drainage systems shall be submitted to and approved in writing by the local planning authority. The foul and surface water drainage systems shall be adopted and maintained in accordance with the approved details.

            Reason: To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

17.       C01 Samples of external materials

18.       G10 Landscaping scheme

19.       G11 Landscaping scheme – implementation

20.       I51 Details of slab levels

21.       I16 Restriction of hours during construction

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.         HN01 Mud on highway

3.         HN04 Private apparatus within highway

4.         HN05 Works within the highway

5.         HN08 Section 38 Agreement & Drainage details

6          The applicant is encouraged to work with the Parish Council to provide a traffic calming gateway feature at the entrance to the village.