Site for the erection of one detached dwelling and two bungalows.

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

(Erection of one detached dwelling and two bungalows.)

(Councillor Fagan fulfilled the role of local ward member and accordingly had no vote on this application.)

The Senior 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.

The Committee had deferred consideration of the application at its meeting on 24 June 2020.  The application had at that time been recommended for approval.  The updated report highlighted that the Garway Neighbourhood Development Plan had now passed through the independent examination stage and awaited a referendum.  That Plan should now be attributed significant weight.  This factor combined with the already identified adverse landscape character impact of the proposal had led to a change in recommendation.  It was now recommended that the application be refused.

In accordance with the criteria for public speaking for virtual meetings, Mr E Partridge, the applicant’s agent spoke in support of the application as a virtual attendee.

In accordance with the Council’s Constitution, the local ward member, Councillor Fagan, spoke on the application.  She supported the recommendation to refuse the application.

The Committee discussed the application.

The local ward member was given the opportunity to close the debate.  She reiterated her support for refusal of the application.

RESOLVED: That planning permission be refused for the following reason:

1.         The application seeks approval for the erection of 3 dwellings in a location that is outside of the settlement boundary for Broad Oak, as defined in the Garway Neighbourhood Development Plan. Given the weight to be afforded to the Garway Neighbourhood Development Plan, the site is considered to be in the countryside and does not accord with the exceptions set out in paragraph 79 of the National Planning Policy Framework as required by policy GAR1 of the Garway Neighbourhood Development Plan. In undertaking the test set out in paragraph 11d)ii of the National Planning Policy Framework, in light of the Council’s current housing land supply position, the following identified adverse impacts:

•           Conflict with policy GAR1 of the Garway Neighbourhood Development Plan (post examination stage), which can be afforded significant weight.

•           Landscape character harm arising from the erosion of the important rural gap between Broad Oak and the farm buildings at Caldicott Farm and the establishment of a harmful suburban linear development pattern, contrary to policies SS6, LD1 and RA2 of the Herefordshire Local Plan – Core Strategy and policy GAR4 of the Garway Neighbourhood Development Plan.

            Which would significantly and demonstrably outweigh the benefits at a time when the supply of housing, in both the Parish of Garway and the wider Ross Housing Market Area, has exceeded the minimum growth targets. halfway through the plan period.

INFORMATIVES:

1.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against local and national planning policy, including updating the applicant on the progress of the Garway Neighbourhood Development Plan (GNDP) and the implications of this, and any other material considerations. The applicant was advised of the implications of any conflict with the Development Plan and GNDP at both pre-application stage and during the consideration of this application. This is an issue of principle, such that it is not possible to negotiate a positive way forward.