Proposed residential development of up to 90 dwellings, with provision of a site for a community building and associated open public space.

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

(Proposed residential development of up to 90 dwellings with provision of a site for a community building and associated open public space.)

The Principal Planning Officer gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these Minutes. 

In particular he noted that the Inspector’s report into the Core Strategy had been received.  The policies of the Core Strategy could now be given significant weight in decision taking. It was noted that this would be the case for a number of applications before the Committee.

The local ward member was unable to attend the meeting.

In accordance with the criteria for public speaking, Mrs S Gladwin of Marden Parish Council spoke in support of the Scheme.  Mr A Price the applicant and Mr M Barry, the applicant’s agent, spoke in support.

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

·        The proposal appeared to be a logical extension of the village that commanded support.

·        The Principal Planning Officer confirmed that the pre-application consultation had included the school.  The issue of school capacity had been considered and addressed.

·        The local consultation had been good.

·        Although the development was larger than envisaged in the Neighbourhood Plan it appeared to be acceptable to the community.

·        The density of the development was quite low and this was in its favour.

·        The aim to achieve Passivhaus accreditation was to be welcomed.  It was to be hoped that the aspirations for the development would be fulfilled at the reserved matters stage.

·        The scheme could be considered to be an exemplar for other developments.

·        It was questioned why the application had been brought forward to the Committee on the grounds that it was contrary to policy, given that the Committee had been advised that weight could now be given to the Core Strategy. In addition, if weight could be given to the Core Strategy this must mean that the Council had a five year housing land supply.

·        The Development Manager commented that reports for the Committee had been prepared before the Inspector’s report on the Core Strategy had been received.  On adoption the Core Strategy would identify a 5.24 year housing land supply.  This demonstrated the importance of continuing to grant permission for appropriate housing development.  If Members refused the application the Core Strategy policies would be advanced in defence at any subsequent appeal.

·        Reference was made to an application for housing development previously approved in Kingstone that had meant development would exceed the indicative housing target for Kingstone it was noted that the applicant in that case had given an assurance that the development would be phased to meet the infrastructure available and school capacity. It was asked whether there would be merit in discussing a similar approach in Marden.

·        The Development Manager commented that the Parish Council would have the opportunity to discuss any concerns with the developer at the Reserved Matters Stage.

·        Consideration should be given to putting in a pedestrian crossing and a 30mph speed limit on the C1224 off which access to the site was gained.

·        The Principal Planning Officer noted that discussions over the off-site sports contribution were centered on whether to enhance football facilities, or to re-surface the tennis courts – the Parish Council’s preference.  The applicant had indicated that they had no view.  Only the level of contribution needed to be agreed.

·        It would be important to ensure that the water attenuation scheme was appropriate and that there were arrangements in place to ensure that the scheme was maintained.

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 unless otherwise amended in respect of the off-site sports contribution, 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.         The development shall include no more than 90 houses and no dwellings shall be more than 2 storeys high

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

5.         The submission of reserved matters in respect of layout, scale, appearance and landscaping and the implementation of the development shall be carried out in substantial accordance with the Architype Design and Access Statement (8010/PL DAS) dated March 2015.

            Reason:  To define the terms of the permission and to conform to Herefordshire Unitary Development Plan Policies S1, DR1, HBA4 and LA4 and the National Planning Policy Framework.

6.         H03 Visibility splays (2.4m x 60m)

7.         H06 Vehicular access construction

8.         H18 On site roads - submission of details

9.         H21 Wheel washing

10.       H27 Parking for site operatives

11.       H29 Secure covered cycle parking provision

12.       No development shall commence until a drainage scheme for the site has been submitted to and approved in writing by the local planning authority. The scheme shall provide for the disposal of foul, surface and land water, and include an assessment of the potential to dispose of surface and land water by sustainable means. Thereafter the scheme shall be implemented in accordance with the approved details prior to the occupation of the development and no further foul water, surface water and land drainage shall be allowed to connect directly or indirectly with the public sewerage system.

            Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment.

13.       No development shall take place until a scheme to satisfactorily accommodate a potable water supply for the site has been submitted to and approved in writing by the local planning authority.  No part of the development shall be brought into use and no dwelling shall be occupied until the approved scheme has been constructed, completed and brought into use in accordance with the approved scheme.

            Reason:  To prevent hydraulic overload of the public sewerage system and pollution of the environment.

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

15.       G10 Landscaping scheme

16.       G11 Landscaping scheme - implementation

17.       G14 Landscape management plan

18.       The recommendations set out in the recommendations of the Phase 1 Habitat ecologist’s report from     Hills Ecology dated April 2014 and the mitigation and compensation proposals of the great crested newt report from Hills Ecology dated May 2014 should be followed in relation to species mitigation.  Prior to commencement of the development, a full working method statement for the protected species present together with a habitat enhancement plan integrated with the landscape proposals should be submitted to, and be approved in writing by, the local planning authority, and the work shall be implemented as approved.

            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 and NC7 of the Herefordshire Unitary Development Plan

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.        HN08 Section 38 Agreement & Drainage details

3.         HN28 Highways Design Guide and Specification

4.         HN05 Works within the highway

5.         HN24 Drainage other than via highway system

6.         S106