Application for approval of reserved matters following Outline 152041(Proposed residential development of 10 dwellings (amendment to original application)) for the approval of Appearance, Landscaping and Scale.

Application refused, contrary to the case officer’s recommendation.

The principal planning officer provided a presentation on the application.

In accordance with the criteria for public speaking, Mr. Hammond, spoke on behalf of Ashperton parish council, Mr Gardiner, local resident, spoke in objection to the application and Mr Davies, applicant, spoken support.

In accordance with the council's constitution the local ward member spoke on the application. In summary, he explained that it was recognised the application would provide housing in Ashperton at a proportionate level. It was explained that for such an application there had been a significant level of public objection and it was recognised that the application had been in process for a significant period of time which had led to uncertainty. Two elements of the proposal required clarity: the compatibility of the proposals in the current application with the outline permission already granted; and the potential presence of matters that should have been in the outline permission now appearing at the reserved matters stage. Concerns regarding the current application related to the housing proposed which was felt to be out of keeping and the scale and levels of the housing which could be obtrusive within the landscape.

The committee debated the application. The following principal points were raised:

• Concern was expressed that due to the topography of the site and local area the proposed ridge heights of the houses in the application would be excessive and dominate the landscape, particularly when viewed from the road. There was concern that the earthworks proposed in the application would result in the properties being prominent and imposing in the landscape.
• The style of the properties in the application was felt to be bland and uniform which was out of keeping with the individual and varied styles of housing within the local area.
• The committee sought clarification over concerns raised with consistency between the outline and reserved matters applications.

The development manager provided the following clarification:

• Officers were content that the current application was consistent with the outline application approved previously.
• Conditions proposed in the report required detail of the impact of earthworks on the grading of the landform before such works were commenced.

The local ward member was given the opportunity to close the debate.

Councillor Bruce Baker proposed the approval of the application in accordance with the case officer's recommendation. The proposal was not seconded and therefore was not moved.

Councillor Stephen Simmons proposed and councillor Richard Thomas seconded a motion that the application be refused due to those reasons set out below:

1. The application fails to provide sufficient information to properly assess and conclude that the scale of the proposed dwellings are acceptable, particularly in relation to their height, bulk and massing within the context of the site’s elevated topography and surrounding built form. As such, the proposal conflicts with Policies SD1 and LD1 of the Herefordshire Local Plan – Core Strategy and Policy D1 of the emerging Ashperton Neighbourhood Development Plan.

2. The proposed design and appearance of the dwellings fails to respond positively to the distinctive rural character of Ashperton and is considered alien to the settlement’s traditional vernacular. The overall form and architectural language is considered suburban and out of keeping with the established character of the settlement. The proposal therefore conflicts with Policies SD1 and LD1 of the Herefordshire Local Plan – Core Strategy and Policy D1 of the emerging Ashperton Neighbourhood Development Plan.

The motion that the application be refused due to those reasons outlined above was put to the vote and was carried by a simple majority.

RESOLVED - that planning permission is refused due to those reasons set out below

1. The application fails to provide sufficient information to properly assess and conclude that the scale of the proposed dwellings are acceptable, particularly in relation to their height, bulk and massing within the context of the site’s elevated topography and surrounding built form. As such, the proposal conflicts with Policies SD1 and LD1 of the Herefordshire Local Plan – Core Strategy and Policy D1 of the emerging Ashperton Neighbourhood Development Plan.

2. The proposed design and appearance of the dwellings fails to respond positively to the distinctive rural character of Ashperton and is considered alien to the settlement’s traditional vernacular. The overall form and architectural language is considered suburban and out of keeping with the established character of the settlement. The proposal therefore conflicts with Policies SD1 and LD1 of the Herefordshire Local Plan – Core Strategy and Policy D1 of the emerging Ashperton Neighbourhood Development Plan.