Site for proposed erection of 27 dwellings including affordable housing.

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

(Site for proposed erection of 27 dwellings including affordable housing.)

 

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 accordance with the criteria for public speaking, Mrs C Boyles, of Madley Parish Council spoke in opposition to the Scheme.  Mr B Eacock, the applicant’s agent, spoke in support.

 

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

 

He made the following principal comments:

 

·         He expressed concern about the impact of the proposal on the drainage and sewerage systems.

 

·         The road from Madley to Bridge Sollers was dangerou.  Claypits Lane was also subject to flooding from surface water run-off.

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

·         There was a clear need for highway improvements on the Bridge Sollers to Madley road including measures to allow surface water to drain away.

·         The proposal formed phase 2 of a development, although phase 1 had not yet commenced.  It was surprising that the same access was to serve both phases.

·         The footway access was also surprising.

·         The proposal would involve the loss of grade 2 agricultural land.

·         The Parish Council strongly opposed the application.

·         Welsh Water’s assessment of the application was questioned.

·         The proposal would be within the minimum growth target for the Parish of Madley in the Core Strategy.

The Principal Planning Officer commented that in proposing phase 1 of the development efforts had been made to address connectivity.  The access had very good visibility in both directions.  Resources had been allocated for improvements to the Madley to Bridge Sollers road.  The landowner had allocated land for passing bays and was also keen to assist in improving drainage. Wherever growth took place in Madley there would be extra traffic.  The road junction could accommodate the extra traffic.

 

The Development Manager commented that 51 more houses needed to be provided to meet the minimum growth target in the Core Strategy.  The proposal was for 27 dwellings, 9 of which would be affordable.  The density was low.  The Neighbourhood Plan, whilst a material consideration, was not sufficiently advanced to attract weight.  The draft S106 agreement provided a number of community benefits.  A suitable drainage proposal would be required prior to the commencement of any development.

 

The local ward member was given the opportunity to close the debate.  He reiterated his concerns about drainage and the condition of the Madley to Bridge Sollers Road He questioned whether funding was in place to support improvements to the road.  He added that another site for housing development was under consideration.

 

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, as amended by the Committee update, 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 the approved plans

 

5.         C01 Samples of external materials

 

6.         I51 Details of slab levels

 

7.         H03 Visibility splays

 

8.         H07 Single access - outline consent

 

9.         H13 Access, turning area and parking

 

10.       H17 Junction improvement/off site works

 

11.       H18 On site roads - submission of details

 

12.       H19 On site roads - phasing

 

13.       H20 Road completion in 2 years

 

14.       H27 Parking for site operatives

 

15.       H29 Secure covered cycle parking provision

 

16.       I16 Restriction of hours during construction

 

17.       G11 Landscaping scheme - implementation

 

18.       G14 Landscape management plan

 

19.       G15 Landscape maintenance arrangements

 

20.       The recommendations set out in the ecologist’s reports dated 27th June 2013 from Countryside Consultants and from Just Mammals Ecology dated November 2014 should be followed unless otherwise agreed in writing by the local planning authority. Prior to commencement of development a full working method statement to cover great crested newt mitigation shall be submitted to, and be approved in writing by, the local planning authority. The scheme shall be implemented as approved.

 

            Prior to commencement of the development, a habitat enhancement and management 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 and enhancement 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 Policy LD2 of the Herefordshire Local Plan - Core Strategy and to meet the requirements of the National Planning Policy Framework and the NERC Act 2006.

 

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 & Integratred draining of site

 

27.       M17 Water Efficiency - Residential

 

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.         Non Standard - Drainage advice

 

3.         HN01 Mud on highway

 

4.         HN04 Private apparatus within highway

 

5.         HN05 Works within the highway

 

6.         HN08 Section 38 Agreement & Drainage details

 

7.         HN07 Section 278 Agreement

 

8.         HN10 No drainage to discharge to highway

 

9.         HN22 Works adjoining highway