Proposed erection of four dwellings and construction of vehicular access.

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

(Proposed erection of four dwellings and construction of vehicular access.)

The Principal Planning Officer gave a presentation on the application.

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

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 comments:

·         The proposed non-mains sewerage solution would prove costly unless a mains solution could be provided soon and this issue therefore needed to be addressed as swiftly as possible.

·         The access was ideal.

·         The development was in accordance with the Parish Plan which sought small developments of between 5-10 dwellings.

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

·         It was requested that the applicant should be encouraged to work with the Parish Council to provide a traffic calming gateway feature at the entrance to the village as a community benefit, with an informative to that effect. 

·         Reference was made to the Parish Council’s concerns over access and the potential linkage to a separate larger application that had been submitted by another developer.  It was stated that the proposed access for the separate application by another developer for a larger development to the rear of the application site was in a different location.

·         It was to be hoped that the condition requested by the Conservation Manager would be enforced.

·         It was suggested that the wording of condition 14 proposed in the recommendation should be amended to reflect the wish that a mains solution to sewerage should be provided as swiftly as possible.

·         It was requested that open space be included within the development to reduce its impact.

·         The Parish Council supported small scale development of the type proposed.

The Development Manager commented that the access to the site was good, as was the site’s connectivity.  There was a separate application by another developer for a larger development to the rear of the application site.  The wording of condition 14 could be slightly modified to reflect the desire for there to be a mains sewerage solution.  An informative could be added to encourage provision of a traffic calming gateway feature.

The local ward member was given the opportunity to close the debate.  He indicated his support for the application with the hope that a mains sewerage solution would be secured promptly.

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.         C01 Samples of external materials

7.         The maximum combined gross floor space of the development hereby approved shall be no more than 1000sqm.

            Reason:  Having regard to the National Planning Practice Guidance revisions dated 28 November 2014, there is no requirement for contributions and affordable housing subject to compliance with this criteria.

 8.        G11 Landscaping scheme - implementation

 9.        H06 Vehicular access construction

 10.      H13 Access, turning area and parking

 11.      H27 Parking for site operatives

 12.      I16 Restriction of hours during construction

 13.      H29 Secure covered cycle parking provision

 14.      No foul or surface water discharges from the site shall connect either directly or indirectly at any time to the public sewerage system.

15.       L04 Comprehensive & Integrated draining of site

 16.      The recommendations set out in Section 8 of the ecologist’s report from Paul Quinn dated May 2014 should be followed in relation to mitigation and habitat enhancement. Prior to commencement of the development, habitat protection and enhancement plan integrated with the landscape scheme 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.

            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. 

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.         HN05 Works within the highway

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

(The meeting adjourned between 11.25 and 11.30 am.)