Site for a proposed development for the erection of 10 dwellings.

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

 

(Site for a proposed development for the erection of 10 dwellings.)

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 a statement was read out on behalf of Mr M Hodgson, a local resident, in objection to the application.  Mr J Hicks, of Owen Hicks Architects, spoke in support.

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

She made the following principal comments:

·        The report referred to eleven objections having been received from local residents, but this represented 15 individuals.

·        A neighbourhood development plan (NDP) had been made and weight should be given to it.  The proposal appeared to be contrary to the NDP.  The proposal for 10 dwellings was not modest, sustainable or of an appropriate scale. The nearest shop was 3 miles away, as was the nearest post office and school.  There were 2 buses a week. The development would mean additional journeys by car.  Three houses were being constructed in the village centre, with permission for another development of five dwellings.  The minimum target for Preston on Wye in the Core Strategy was 10 dwellings.  If the application were approved this would mean the provision of 18 dwellings, representing 20% growth of Preston on Wye. The development was not dictated by local need.  In the area of the Wyeside Group of parishes 31 further houses were required to be delivered by 2031.  This was ample time for organic community led infill growth.

·        The NDP indicated that the maximum size for a single development considered acceptable for Preston on Wye was 5 dwellings.  A development of 10 or more was considered unlikely due to historical low levels of supply and demand, which was not expected to change significantly.  Eleven or more houses on one site would be the exception, and should not be treated as a priority at the expense of smaller developments which can more easily fulfil the housing target.

·        Preston-on-Wye had a village centre and was not a linear development along the roadside like many Herefordshire villages.  There was the opportunity to deliver housing plots in the future.

·        She was concerned about the access to the development \noting the narrow single track roads leading to the village, with limited passing places.  The traffic levels had not been assessed at the peak summer period when a local camp site was in full use.  The cumulative effect on the road network would be severe.

·        The access road often flooded.

·        The Core Strategy said development should be focused on the most sustainable locations, reduced the need to travel by car and encouraged sustainable travel options.

·        The development would mean the loss of agricultural land.  The security of the Country’s food production needed to be considered.  In addition, developments on such land affected the special characteristics of villages in the area. Wyeside was situated within the Herefordshire Green Infrastructure Strategy 2010, District Strategic Corridor (DSC) 7, where development needed to be sensitive to its unique character.

·        In terms of local need and social wellbeing, the village did not need increased traffic or dormitory development.

·        The development would cause demonstrable harm.  The scale and nature of the development on the outskirts of the village would take a long time to embed and integrate into the community.

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

·        The development was adjacent to the settlement and there was a footpath to it.  It would ensure the viability of the settlement but was not too large.

·        The road access was to be widened.  The impact of the increased traffic would not be significant.

·        Concern about overlooking had been expressed by some residents.  However, the distance was considered reasonable and none of the existing dwellings would be front on to the new dwellings.

·        Any landscaping to screen the development would have to be sensitive so as not to obscure the long distance views currently enjoyed by the existing dwellings.

·        The Parish Council opposed the development as did several local residents.

·        There was a concern that moving the existing access towards the village would mean that lights form vehicles leaving the development would shine directly into an existing property.  It was requested that if approved consideration should be given to this as part of a reserved matters application.

·        The housing mix was welcomed.

·        It was also requested that consideration be given to the provision of water butts for all properties and provision of electricity supply to facilitate charging of electric vehicles and the removal of permitted development rights to prevent extensions that might create overlooking issues without express permission.

·        There was insufficient infrastructure to support such a development.

·        The NDP had indicated that the maximum size for a single development considered acceptable for Preston on Wye was 5 dwellings.  The proposal was contrary to the NDP.  The views of the local community should be respected.

·        It had to be recognised that much of the housing growth for the Group Parish area would have to be accommodated within Preston on Wye.  The NDP did not contain a settlement boundary or identify any housing sites.

In response to questions officers commented:

·        There was not a continuous pedestrian route from the village but it extended for most of the length and there was good visibility when walking.

·        NDP policy WHO1 provided for 32 dwellings across the whole Group Parish area.  The provision in the NDP that the maximum size for a single development in Preston on Wye should be 5 dwellings was an objective not a policy.

·        The 2018 housing figures foe he Wyeside Group area indicated a requirement for 39 dwellings.  Four had been completed with a further 4 commitments.

·        Notwithstanding the national 60mph speed limit applied to the access road, an analysis had recorded average 85%ile speeds of 36.2mph eastbound and 32.5 mph westbound.

The Lead Development Manager commented that the Transportation Manager considered the access acceptable.  The application was an outline application.  The housing mix was in accordance with policy and was controlled by condition.  Whilst acknowledging the objective stated in the NDP, the development was adjacent to the main settlement in accordance with policy RA2.  It could be considered organic growth.

The local ward member was given the opportunity to close the debate.  She commented that the local roads were used for walking and horse riding by children.  Vehicles exceeded 30 mph increasing risk of serious injury.  The NDP did identify an area for affordable housing.  The national presumption in favour of sustainable growth was in fact compromising sustainable growth in local communities and did not seem to recognise the wishes expressed in NDPs.  There would be better opportunities for development in Preston on Wye and that should be community led.

Councillor Hunt proposed and Councillor Shaw seconded a motion that the application be approved in accordance with the printed recommendation with additional conditions as set out in the update sheet.  The motion was carried with 9 votes in favour, 3 against and 2 abstentions.

RESOLVED: That planning permission be granted subject to the following conditions and any further conditions considered necessary by officers named in the scheme of delegation to officers:

 

 

1.                     C02 - Time limit for submission of reserved matters (outline permission)

 

2.                     C03 - Time limit for commencement (outline permission)

 

3.                     C04 - Approval of reserved matters

 

4.                     C06 – Approved plans

 

5.                     B01 - Development in accordance with the approved plans

 

6.                     CAB - Visibility splays- 53 X 2.4M EASTBOUND, 44M X 2.4M WESTBOUND

 

7.                     CAE  - Vehicular access construction

 

8.                     CAH – Driveway gradient

 

9.                     CAJ – Parking gradient

 

10.                   CAP – Highway Improvements/off site works

 

11.                   CAQ – CB2 Secure covered cycle parking provision On site roads – submission of details

 

12.                   C01 - Samples of external materials

 

13.                   C49 – Site Observation – Archaeology

 

14.                   CNS - Habitat Regulations (River Wye SAC) – Foul- and Surface Water

 

                        All foul water shall discharge through a connection to the local Mains Sewer network; and all surface water managed through an attenuation system with final discharge to local watercourse; unless otherwise agreed in writing by the Local Planning Authority.

 

                        Reason: In order to comply with Habitat Regulations (2017), National Planning Policy Framework (2019), NERC Act (2006) and Herefordshire Council Core Strategy (2015) policies LD2, SD3 and SD4.

 

16.                   CNS - Nature Conservation – Ecology Protection, Mitigation and Biodiversity Net Gain

 

                        The ecological protection, mitigation, compensation and working methods scheme including the Biodiversity net gain enhancements, as recommended in the ecology report by Star Ecology dated June 2018 shall be implemented and hereafter maintained in full as stated unless otherwise approved in writing by the local planning authority. No external lighting should illuminate any boundary feature, adjacent habitat or area around the approved mitigation or any biodiversity net gain enhancement features.

 

                        Reason: To ensure that all species are protected and habitats enhanced having regard to the Wildlife and Countryside Act 1981 (as amended), the Habitats & Species Regulations 2018 (as amended), Policy LD2 of the Herefordshire Core Strategy, National Planning Policy Framework (2019) and NERC Act 2006

 

16.                   CNS – Drainage

 

                        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

 

17.                   CNS – Drainage

 

                        The reserved matters application submitted pursuant to Condition 1 shall be accompanied by details of a scheme a detailed surface water drainage strategy with supporting calculations that demonstrates there will be no surface water flooding up to the 1 in 30 year event, and no increased risk of flooding as a result of development between the 1 in 1 year event and up to the 1 in 100 year event and allowing for the potential effects of climate change;

 

•           Evidence that the Applicant is providing sufficient on-site attenuation storage to ensure that site-generated surface water runoff is controlled and limited to agreed discharge rates for all storm events up to and including the 1 in 100 year rainfall event, with an appropriate increase in rainfall intensity to allow for the effects of future climate change;

•           Evidence that the Applicant is providing sufficient storage and appropriate flow controls to manage additional runoff volume from the development, demonstrated for the 1 in 100 year event (6 hour storm) with an appropriate increase in rainfall intensity to allow for the effects of future climate change;

•           Evidence of agreement from third party land owner(s) (if this differs from the Applicant) to confirm that the pipe can be located as proposed, in addition to agreement from the riparian owner(s) of the watercourse into which the outfall is proposed.

•           Evidence that the Applicant has sought and agreed permissions to discharge foul water from the site with the relevant authorities;

•           Demonstration of the management of surface water during extreme events that overwhelm the surface water drainage system and/or occur as a result of blockage;

•           Demonstration that appropriate pollution control measures are in place prior to discharge;

•           Confirmation of the proposed authority responsible for the adoption and maintenance of the proposed drainage systems.

 

                        Reason: To ensure drainage conforms with Policies SD3 and SD4 of the Herefordshire local Plan - Core Strategy and the national planning Policy Framework.

 

18.                   CNS - Housing Mix

                        The reserved matters application submitted pursuant to Condition 1 shall be accompanied by details of a scheme for the delivery of the open market housing in accordance with the details submitted.

 

                        Reason: To define the terms of the permission and to comply with Policies RA2 and H3 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework

 

19.                   Tree protection area – condition.

 

20.                   C97 – Landscape Implementation 5 year planting plan

 

21.                   CAT – Wheel Washing

 

22.                   CAZ – Parking for site operatives and Construction Environmental Management Plan.

 

23.                   CBK – Hours of working during construction

 

24.                   CB2 – Secure Cycle Parking Provision

 

25.                   CE6 – Water Efficiency

 

26.                   The reserved matters application submitted pursuant to Condition 1 shall be accompanied by details of the dwelling houses hereby permitted that shall have a maximum combined gross floorspace of no more than 1,000 square metres (gross internal area).

 

                        Reason: To define the terms of the permission and to comply with policy H1 and ID1 of The Herefordshire Local Core Strategy.

 

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.                     I11 – Mud on the highway

 

3.                     I09 – Private apparatus within the highway

 

4.                     I45 – Works within the highway

 

5.                     I05 – No drainage to discharge to highway

 

6.                     108 Section 278 Agreement

 

7.                     107 Section 38 Agreement and Drainage details

 

8.                     147 Drainage other than via highway System

 

9.                     Highway Design Guide and Specification