To receive any apologies for absence.

          An apology for absence was received from Councillor W M Parr.

To confirm the minutes of the South Planning Committee meeting held on 1 April 2014.

Contact Linda Jeavons (01743) 252738.

          RESOLVED:

That the Minutes of the South Planning Committee held on 1 April 2014, be approved as a correct record and signed by the Chairman.

To receive any questions, statements or petitions from the public, notice of which has been given in accordance with Procedure Rule 14.

          There were no public questions.

Members are reminded that they must not participate in the discussion or voting on any matter in which they have a Disclosable Pecuniary Interest and should leave the room prior to the commencement of the debate.

Members were reminded that they must not participate in the discussion or voting on any matter in which they had a Disclosable Pecuniary Interest and should leave the room prior to the commencement of the debate.

With reference to planning application 13/04877/EIA, Councillor D A Evans declared that he was acquainted with the applicant and would leave the room and take no part in the consideration of, or voting on, this application.

Construction of two poultry sheds and feed bins, ancillary works, amendments to existing vehicular access, erection of biomass building and associated landscaping.

In accordance with his declaration at Minute No. 155, Councillor D A Evans left the room prior to consideration of this item and the Vice-Chairman took the Chair.

The Principal Planner introduced the application and confirmed that Members had undertaken a site visit that morning to view the site and assess the impact of the proposal on the surrounding area.  With reference to the drawings displayed, he drew Members’ attention to the location, elevations, layout, access and landscaping proposals.  With reference to location, he advised that the land sloped to the south east with a fall of 16m across the site.  The closest residential property was over 600m to the west of the site and the village of Wistanstow was around 700m to the east of the site.  He confirmed that Wistanstow Parish Council had raised no objections and there were no objections from technical consultees;  the Highways Agency was satisfied that the proposals would not have a detrimental impact on the A49; and Shropshire Council’s Highways Development Officers had raised no objections provided the access was constructed first in accordance with the approved drawing.

The Principal Planner explained that the Core Strategy Policy CS5 supported rural diversification on appropriate sites.  It had been recognised that the proposals would help to deliver economic growth, rural diversification and improved food security.  In terms of traffic, there would be a marginal but acceptable increase.  Odour and noise would be regulated under the Environmental Permitting system and appropriate conditions had been recommended to provide added reassurance.  The proposed site was within the Area of Outstanding Natural Beauty (AONB) where special safeguards applied (eg National Planning Policy Framework (NPPF) paragraph 116) and in a separate location from the existing farm buildings.  However, a visual appraisal had found that it would not be overlooked when existing topography and vegetation and proposed landscaping was taken into account.  It was considered that the benefits of the scheme and the degree of visual containment were sufficient to justify development on this margin of the AONB.

In conclusion, the Principal Planner explained that it was considered that the proposals represented an appropriate form of diversification for the existing farm business and would consolidate what was there already and would continue to contribute to the local economy and employment.  It would also provide locally sourced food, supplying a strong national demand for poultry meat.  It was considered that the Environmental Impact Assessment (EIA) accompanying the application demonstrated that the environmental impacts of the proposed development were not significant and were capable of being effectively mitigated.  The recommended conditions would also be supplemented by detailed operational controls under the Environment Agency’s permitting regime.  It was concluded that the proposals were capable of being accepted in relation to relevant Development Plan policies and guidance.

Members considered the submitted plans for the application during which the Principal Planner explained that some of the excavated material would be redistributed to provide a level surface and any unused material would be exported  ...  view the full minutes text for item 156.

Outline application (access for approval) for erection of up to 16 dwellings and garages; installation of bio-disc treatment plant following demolition of existing buildings.

The Principal Planner introduced the application, explained the history of the site and confirmed that Members had undertaken a site visit the previous day to view the site and assess the impact of the proposal on the surrounding area.  He drew Members’ attention to the Schedule of Additional Letters circulated prior to the meeting which detailed an amendment to Condition No. 11 as suggested by Shropshire Council’s Planning Ecologist and confirmed that the Environment Agency had raised no objections subject to the additional comments and conditions as set out in the Schedule of Additional Letters being applied to any permission.  With reference to the drawings displayed, he drew Members’ attention to the location, indicative site plan, access arrangements and landscape proposals. 

The Principal Planner explained that the site fell within the Green Belt and drew Members’ attention to paragraph 89 of the National Planning Policy Framework (NPPF).  This indicated that subject to the proposals having no greater impact on the openness of the Green Belt than the existing development on the site it would not constitute inappropriate development within the Green Belt. It was the Planning Officer’s view that the redevelopment proposed in this application would not impact on the openness of the Green Belt.

The Principal Planner explained that an extensive marketing exercise to find a buyer for the industrial premises had been undertaken, following which the applicant had reappraised the situation and decided the best option was to relocate the business back to the Black Country.  High end value open market residential housing was considered to be the best option to meet the associated costs of relocation.

By virtue of the amendment made to Shropshire Council’s Constitution, as agreed at the meeting of Full Council held on 27 February 2014, Councillor Mrs T Woodward, as the local Ward Councillor, made a statement and then left the room, took no part in the debate and did not vote on this item.  She acknowledged that the public objections that had been raised would be addressed by appropriate conditions and policies. She noted that Shropshire Council’s Highway Development Control Officers had raised no objections; commented that the reduction in HGV presence would be beneficial; and welcomed the single access point and wider visibility splays.  The employment had been welcomed in the area over the years but she acknowledged that the site was no longer suitable or viable.  She urged the applicant to come forward with a high quality scheme.

In response to questions from Members, the Principal Planner explained that the affordable housing contribution would be set in line with the requirements of the Type and Affordability of Housing Supplementary Planning Document.  However, the exact contribution would be determined at the reserved matters stage following a valuation and assessment exercise.

RESOLVED:

That planning permission be granted as a departure in accordance with the Officer’s recommendation, subject to the following:

·         A Section 106 Agreement relating to affordable housing provision;

·         The additional conditions suggested by the Environment Agency and set out in the  ...  view the full minutes text for item 157.

Outline application with vehicular access (from Stone Drive and Lloyd Grove) to be determined for mixed residential development, public open space, earthworks, balancing ponds, landscaping, car parking and all ancillary and enabling works; demolition of one dwelling (18 Silvermere Park).

The Principal Planner introduced the application and confirmed that Members had undertaken a site visit the previous day to view the site and assess the impact of the proposal on the surrounding area.  He drew Members’ attention to the Schedule of Additional Letters circulated prior to the meeting which detailed comments and a suggested additional condition from Shropshire Council’s Archaeology Officers and two further neighbour objections.  He verbally reported that following the circulation of the Schedule of Additional Letters further comments and concerns relating to drainage had been received which had raised similar concerns to those already received and addressed in the report.  In addition, he reported and appraised Members on the further comments relating to drainage received from Shifnal Flood Group.  He explained that the Section 106 Agreement would include a contribution towards drainage and it was considered that a betterment over the existing drainage arrangements would be achieved.  Shifnal Town Council had raised no objections to the proposal.

With reference to the drawings displayed, the Principal Planner explained that the land had been allocated as a housing site in the revised preferred options stage of the Site Allocations and Management of Development Plan (SAMDev) process.  He drew Members’ attention to the location, indicative site layout and proposed access and explained that 18 Silvermere Park would be demolished to provide a pedestrian/cycle link. 

By virtue of the amendment made to Shropshire Council’s Constitution, as agreed at the meeting of Full Council held on 27 February 2014, Councillor S West, as the local Ward Councillor, made a statement and then left the room, took no part in the debate and did not vote on this item.  He had no concerns with regard to the site and acknowledged that it had been included in the revised preferred options stage of SAMDev but expressed serious concerns with regard to the drainage, potential flooding and the inability of the existing drainage to cope with any further development.  He further expressed concerns with regard to traffic and considered that a further 250 dwellings would put further pressure on the road network and solutions should be found before any development work commenced.

Mr G Phillips, a local resident, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees, during which the following points were raised:

·         He objected and expressed concerns with regard to the drainage and its ability to cope with further development;

·         The problem of stagnant water would be exacerbated by further development and could not be controlled or improved by conditions;

·         Problems upstream would be alleviated by the proper repair of the culvert;

·         A proper and full investigation of the blockage should be undertaken; and

·         The culvert had been blocked since the mid 90s and none of the houses that bordered the mere were responsible for the blockage.  The culvert should be repaired rather than installing a new overflow.

Ms K Ventham, the agent, spoke for the proposal in accordance with the Council’s Scheme for  ...  view the full minutes text for item 158.

Outline application (access and footpath) for phased mixed residential development; formation of vehicular access and new footpath.

The Principal Planner introduced the application and confirmed that Members had undertaken a site visit that morning to view the site and assess the impact of the proposal on the surrounding area.  With reference to the drawings displayed, he drew Members’ attention to the indicative layout, proposed access arrangements and topography.  A new access would be created off the B4386 Shrewsbury-Montgomery Road and a new 300m stretch of pedestrian pavement would also be provided on the applicant’s land along the frontage of the development, to improve local accessibility.  He confirmed that the application was in outline, with all matters reserved.  The proposal was for a mix of generally modest two-three bedroomed family homes designed to meet an identified local need and intended for ‘open market’ sale.  The applicant had recently confirmed that the development would be phased to prevent market over-supply. All would have adequate parking, turning areas and good sized gardens. The proposed site was at a lower level than the road and some two storey dwellings could potentially be considered with bungalows nearest the road.  It was proposed that foul drainage would go to the existing mains sewer. 

With reference to policy, the Principal Planner explained that the emerging SAMDev did not allocate the site. It advised that a total of 30 new homes would be accommodated as infill developments within the wider community cluster which incorporated Worthen and the adjacent village of Brockton.  However, the SAMDev had not yet been adopted and there was less than 5 years housing supply in Shropshire.  Planning decisions must therefore be taken in accordance with the NPPF which suggested that housing schemes should be approved if they were considered to be sustainable.

The Principal Planner explained that the Parish Council had objected on grounds of non-compliance with planning policy, flooding and highway safety.   Consultation had been undertaken and was as detailed in the report.  Clarification had been requested on whether the pavement scheme would include a safe crossing point. The Council’s archaeology section had requested a prior survey as there has been no previous archaeological research in the area. It was considered however that this was capable of being addressed fully at the reserved matters stage and an appropriate condition had been recommended.  An affordable housing contribution and Community Infrastructure Levy (CIL) pavement would be due. There had been no objections from the Council’s drainage and ecology sections.  Highway officers had indicated verbally that they had no objections and had provided further clarification on the footpath proposals for the area, which the current scheme would assist in delivering. Thirty objections had been received from local residents and the main concerns related to non-compliance with planning policy, sewerage, flooding highway safety and loss of amenity.

With reference to drainage, the Principal Planner explained that balancing facilities could be provided to prevent increased run-off so flooding of Worthen Brook would not be exacerbated.  In terms of sewerage connection, this must be provided statutorily if Severn Trent agreed to accept the effluent  ...  view the full minutes text for item 159.

          RESOLVED:

That the Schedule of Appeals and Appeal Decisions for the southern area as at 29 April 2014 be noted.

To note that the next meeting of the South Planning Committee will be held at

2.00 pm on Tuesday, 27 May 2014 in the Shrewsbury Room, Shirehall.

It was noted that the next meeting of the South Planning Committee would be held at 2.00 pm on Tuesday, 27 May 2014 in the Shrewsbury Room, Shirehall.