Site for proposed dwelling and garage.

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

(Site for proposed dwelling and garage.)

The Development Manager 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.

Although some people had registered to speak none were present when the application was considered.

Councillor WLS Bowen fulfilled the role of local ward member for this application in place of Councillor RI Matthews.  In accordance with the Council’s Constitution he spoke on the application making the following principal comments:

·         The application was infill development and was in accordance with the Core Strategy.

·         There were amenities within walking distance.

·         A development of a single dwelling was sustainable.

·         The access had been used as an access for agricultural purposes for a number of years prior to serving the current housing development.  He had no knowledge of any access problems having arisen.  Two additional dwellings had been approved in recent years causing no problems.  Paragraph 32 of the NPPF stated that development should only be prevented or refused on transport grounds where the residual cumulative impacts of development were severe.  The applicant had stated that it was proposed to develop passing bays along the access road which would represent an improvement to the access.

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

·         The development of a single dwelling in a sustainable location complying with policy could be supported.

·         The Development Manager clarified that if the owner of the land proposed for passing bays declined to make that land available the applicant would not be able to implement any grant of planning permission. 

·         In response to a question about the net environmental benefit the Development Manager commented that landscaping would be considered at the reserved matters stage.

·         The access was extremely narrow and the scope for the provision of passing bays was questioned.  There was no justification for exacerbating the existing access problem.

·         It was disappointing that the site had not been identified during the development of the Neighbourhood Development Plan and had only emerged at this late stage.

·         Reference was made to the Parish Council’s objection to the proposal.

Councillor Bowen was given the opportunity to close the debate.  He acknowledged the scheme was not perfect but considered that it was nonetheless worthy of support.

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.         C06 - Approved Plans

5.         C01 - Samples of external materials

6.         G11 - Landscaping scheme – implementation

7.         Prior to the commencement of development, engineering details and plans (including drainage arrangements) for the proposed improvements to the access from the A438 to the application site, shall be submitted to and approved in writing by the Local Planning Authority. Works shall be carried out in accordance with the approved plans and details and shall be completed prior to the first occupation of the dwelling hereby permitted.

            Reason:          To ensure that an adequate and acceptable means of access is available before the dwelling is occupied and to provide improvements in the interests of highway safety having regard to the requirements of Policy MT1 of the Herefordshire Local Plan - Core Strategy.

8.         H27 - Parking for site operatives

9.         H29 - Secure covered cycle parking provision

10.       I16 - Restriction of hours during construction

11.       H13 - Access, turning area and parking

12.       M17 - Water Efficiency – Residential

13.       No surface water and/or land drainage shall be allowed to connect directly or indirectly with the public sewerage network

                        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.

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.         HN22 Works adjoining highway