Outline application for proposed erection of (up to) 35 dwellings with new access and associated landscaping and parking.

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

(Outline application for proposed erection of (up to) 35 dwellings with new access and associated landscaping and parking.)

 

The Principal Planning Officer gave a presentation on the application.

 

In accordance with the criteria for public speaking, Mrs S Lewis, of Weston under Penyard Parish Council spoke in opposition to the Scheme.  Mr C Morris, a local resident, spoke in objection.  Mr G Wakefield, the applicant’s agent, spoke in support.

 

In accordance with the Council’s Constitution, the local ward member, Councillor H Bramer, spoke on the application.

 

He made the following principal comments:

 

·        The site had been identified as a preferred site for development in the Parish Council’s 2013 housing survey.  The only matter of concern was the density of development.  The proposal was for 35 dwellings representing 27 dwellings per hectare; the Parish Council had requested that the development should be limited to a maximum of 18 houses representing 14 dwellings per hectare. 

·        The Neighbourhood Plan was expected to reach the Regulation 16 Stage within two weeks.

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

 

·        A development of 35 houses was not large and would provide 11 affordable homes for local people.

·        A density of 18 dwellings was too low and did not make efficient use of the site.

·        It was to be hoped that the 30 mph speed limit could be extended to assist with road safety and that a pedestrian crossing to enable people to reach the bus stop safely would be provided.

·        It was requested that there should be consultation with the Parish Council on any reserved matters submission.

·        It was questioned why at this late stage in the development of the Neighbourhood Plan it was at odds with the Council’s view of what level of density of development was acceptable and why this had not been resolved earlier.  The Development Manager commented that once the Neighbourhood Plan had been through the local consultation process the Council would comment further on any inconsistencies.

·        A Member expressed reservations about the calculation of the five year housing land supply and asked when the Annual Monitoring Report would be produced.

·        The Principal Planning Officer responded to a question about housing density in the village confirming that the proposed density for the site with 35 dwellings would be comparable to the density of two neighbouring sites at Penyard Gardens and Seabrook Place.

·        A concern was expressed about the provision in the draft heads of terms that the maintenance of any on-site public open space would be made the responsibility of a management company.  The security of funding for this arrangement was questioned.  It was argued that the developer should provide the funding to ensure proper care was taken of the public open space.

The local ward member was given the opportunity to close the debate.  He commented that the site was a locally preferred site for development with access to village facilities within walking distance.  He accepted Members’ views on the density of development.

 

RESOLVED:  That subject to the completion of a Section 106 Town & Country Planning Act 1990 obligation agreement in accordance with the Heads of Terms stated in the report, officers named in the Scheme of Delegation to Officers are authorised to grant outline planning permission, subject to the conditions below and any other further conditions considered necessary

 

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.         B01 Development in accordance with approved plans

 

5.         C01 Samples of external materials

 

6.         The development shall include no more than 35 dwellings and no dwelling shall be more than two storeys high.

 

Reason: To define the terms of the permission and to conform to Herefordshire Unitary Development Plan Policies S1, DR1, H13 and the National Planning Policy Framework.

 

7.         H02 Single access – footway

 

8.         H03 Visibility splays

 

9.         H06 Vehicular access construction

 

10.       H11 Parking – estate development (more than one house)

 

11.       H18 On site roads – submission of details

 

12.       H20 Road completion

 

13.       H21 Wheel washing

 

14.       H27 Parking for site operatives

 

15.       H29 Covered and secure cycle parking provision

 

16.       The recommendations set out in the ecologist’s report from All Ecology dated October 2014 should be followed.  Prior to commencement of the development, a habitat protection and enhancement scheme integrated with the landscape scheme should be submitted to and be approved in writing by the local planning authority, The scheme should include a timetable for completion of habitat protection and enhancement measures and they  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 National Planning Policy Framework and the NERC Act 2006.

 

17.       G04 Protection of trees/hedgerows that are to be retained

 

18.       G09 Details of boundary treatments

 

19.       G10 Landscaping scheme

 

20.       G11 Landscaping scheme - implementation

 

21.       L01 Foul/surface water drainage

 

22.       L02 No surface water to connect to public system

 

23.       L03 No drainage run-off to public system

 

24.       L04 Comprehensive and integrated draining of site

 

25.       E01 Site investigation - archaeology

 

26.       I13 Scheme to protect new dwellings from road noise

 

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, including any representations that have been received. It has subsequently determined to grant planning permission 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 38Agreement & Drainage details

 

4.         HN07 Section 278 Agreement

 

5.         HN04 Private apparatus within highway

 

6.         HN01 Mud on highway

 

7.         HN24 Drainage other than via highway system

 

8.         HN05 Works within the highway

 

9.         HN28 Highway Design Guide and Specification