To consider a planning application which has been referred to the Committee by the Head of Planning Services because the Central Area Planning Sub-Committee is minded to approve it, contrary to the Council's Planning Policies and officer recommendations.

Ward: Hollington

The Development Control Manager said that the Central Area Planning Sub-Committee was mindful to approve the application and that it had been referred to the Committee by the Head of Planning Services because approval would be contrary to the Council’s planning policies.  He explained that approval would be contrary to South Herefordshire’s District Local Plan policies SH11 (Housing in the Countryside) and GD1 (General Development Criteria).

In accordance with the criteria of public speaking Mr Cook spoke on behalf of Little Dewchurch Parish Council and Mrs Francis spoke in support of the application.

The Development Control Manager said that the application was recommended for refusal because it constituted a new dwelling in the open countryside. He also said that although there was a case of need and that the Officers were very sympathetic towards the circumstances of the applicants, personal reasons could not outweigh the planning policies stipulated by the Government and by the Council.  He felt that the applicants had not made sufficient investigation into the alternative ways in which their accommodation needs could be met. 

Councillor WJS Thomas, the local Ward Member, disagreed with the appraisal by officers and felt that planning permission should be granted.  He was of the opinion that weight should be given to a number of considerations including the applicant’s health problems and the potential for the proposal to assist in their quality of life; the importance of farm diversification and how the bed and breakfast business ensured the viability of the farm. He also felt that the proposed bungalow would not have a significantly greater impact than that of the storage building that it would replace; and the scattered nature of the settlements in this part of the County meant that many dwellings were outside village envelopes.  A number of Members spoke in support of the application and commented on the need for flexibility and awareness in considering such applications; some felt that the development plan should take local need into account in respect of small developments, particularly where there was a pressing need demonstrated by the applicants which was tied to an existing agricultural business.  Those in favour felt that material considerations could play a major part in the decision and that the layout of the existing buildings did not easily lend them to conversion of the residential accommodation. 

The Chairman drew attention of Members to the fact that although officers and Members were sympathetic to the personal circumstances of the applicants, the Committee needed to ensure that the proposals complied with established and adopted planning policies.  In the case of the application this was not so and he strongly advised Members to vote against.  The Committee discussed all aspects of the application, the circumstances facing the applicants and were reminded of the Councils planning policies and the reasons why they were in place.  Having considered all the aspects involved, the Committee felt that in the case of this application an exception could be made particularly in view of its being tied to the existing farm and business. 

RESOLVED: That the application be approved subject to conditions which would restrict the use of proposed accommodation to tourism or other occupation ancillary to the main farmhouse and that it should not be sold separately to the main business and any other appropriate conditions necessary by the Head of Planning Services: