Outline Application (including access, appearance, layout and scale) for the erection of three blocks of 38 residential units and associated infrastructure.

In line with his declaration at Minute 19 Councillor Dan Morris left the table, did not take part in the debate and did not vote on this application.

The Planning Consultant acting for the Council introduced the outline application (including access, appearance, layout and scale) for the erection of three blocks of 38 residential units and associated infrastructure and confirmed that the Committee had undertaken a site visit on Wednesday 21^st June 2017 to assess the impact of the proposed development on neighbouring properties and the surrounding area. The Planning Consultant acting for the Council read out a late representation to the committee (copy attached to the signed minutes).

Mrs Helen Ball, Shrewsbury Town Council spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Councillor Dean Carroll made a statement in objection to the application and then left the room, took no part in the debate and did not vote on this item.

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15.1), Councillor Alex Phillips addressed the Committee as the local ward Councillor, made a statement and then left the table, took no part in the debate and did not vote on this item. During his statement, a number of points were raised including the following:

·         The application was contrary to Core Strategy Policies CS2 and CS5;

·         Limited development should be allowed in this area; and

·         The mitigating factors did not outweigh the harm that would result if the application was approved.

Mr Stuart Thomas, Agent for the applicant spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

The Planning Consultant acting for the Council advised that Members should not give any weight to the financial contribution to the North West relief road as the road was not necessary for this development.

During the ensuing debate Members acknowledged local community benefits of the proposal and noted that whilst some development would be acceptable in this area they could not support this scheme which they considered was out of keeping with the character of the surrounding area and would not form a suitable transition between adjoining development types.

Having considered the submitted plans for the proposal Members unanimously expressed their objection to the application contrary to the Officer’s recommendation.

RESOLVED:

That planning permission be refused contrary to the Officer’s recommendation for the following reasons:

1.  The proposed development would be located on a green field site in the open countryside outside of any settlement identified in the adopted Development Plan as suitable for open market residential development. The site was not allocated for development in the Development Plan and nor does it meet any of the exceptions to the approach to sustainable development set out in the Plan. The proposed residential development on the site would be incompatible with the principles of sustainable development in that it would undermine the development strategy set out in the adopted Shropshire Core Strategy and Site Allocations and Management of Development (SAMDev) Plan which seek to facilitate residential development within a sustainable settlement hierarchy. Whilst it is acknowledged that the proposed development offers a number of local community benefits, these are not considered to carry sufficient weight to outweigh the strategy of the Plan. As such, the proposal will conflict with Policies CS1, CS4 and CS5 of the adopted Shropshire Core Strategy and MD1, MD3, MD7a and S16 of the adopted SAMDev Plan, as well as national guidance contained within the National Planning Policy Framework in respect of residential development in the open countryside.

2.  The site constitutes one of the remaining vestiges of open countryside within the immediate area. The development of this green field site for thirty eight dwellings would erode the character of the area by removal of the existing frontage hedgerow and by introducing development of a predominantly urban form into the open countryside which would appear incongruous and intrusive to the detriment of the rural setting of the locality. The proposal would thereby be contrary to the provisions of the Framework and Policies CS6 of the adopted Shropshire Core Strategy and MD2 of the adopted Shropshire Site Allocations and Management of Development (SAMDev) Plan.

3.  The proposed development, due to its design, scale, massing and layout, is considered to be an overdevelopment of the site which would be out of keeping with the prevailing character of the surrounding area and would not form a suitable transition between adjoining development types. As such, it would appear as an incongruous urban feature to the detriment of local amenity and would thereby be contrary to Policies CS6 of the adopted Shropshire Core Strategy and MD2 of the adopted Shropshire Site Allocations and Management of Development (SAMDev) Plan.