To receive any apologies for absence.

Apologies for absence were received from Councillors Tony Parsons (Substitute: Councillor Rachel Connolley), Edward Potter and Robert Tindall (Substitute: Councillor Edward Towers).    

To confirm the minutes of the Southern Planning Committee meeting held on 24 September 2024

Contact Tim Ward (01743) 257713.

RESOLVED:

That the Minutes of the meeting of the South Planning Committee held on 24^th September 2024 be approved as a correct record and signed by the Chairman.

To receive any questions or petitions from the public, notice of which has been given in accordance with Procedure Rule 14.  The deadline for this meeting is no later than 12.00 pm on Wednesday 20 November 2024

No public questions or petitions were received.

Members are reminded that they must declare their disclosable pecuniary interests and other registrable or non-registrable interests in any matter being considered at the meeting as set out in Appendix B of the Members’ Code of Conduct and consider if they should leave the room prior to the item being considered. Further advice can be sought from the Monitoring Officer in advance of the meeting.

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.

Change of use of land to Gypsy / Traveller Site consisting of four family pitches to include 4No. static caravans, 4No. touring caravans, 4No. amenity blocks with gravel drive and turning area

The Consultant Planner introduced the application which was an application for the change of use of land to Gypsy / Traveller Site consisting of four family pitches to include 4No. static caravans, 4No. touring caravans, 4No. amenity blocks with gravel drive and turning area and with reference to the drawings and photographs displayed, he drew Members’ attention to the to the location, design and layout.

The Consultant Planner reminded Members that the proposal had come before Committee in April 2023 and that a 1 year temporary consent had been granted to allow officers to look at alternative sites.

Mr Quinn, (Applicant) spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees

Several Councillors expressed sympathy for Mr. Quinn's situation, acknowledging the difficulties faced by travellers but emphasised the importance of protecting the Greenbelt, noting that the site was not suitable for the proposed development.

RESOLVED:

That in accordance with the officer recommendation planning permission be refused for the following reason: 

The proposal represents an inappropriate form of development which is harmful to the openness of Green Belt and rural landscape character of the countryside. The applicant has claimed that Very Special Circumstances exists based on the best interests of the children that attend Shifnal Primary School and personal circumstances however it is not considered that these material considerations outweigh the harm to the openness of Green Belt resulting from this development. Accordingly, the development is contrary to the Section 13 of NPPF, Policy E of DCLG Planning Policy for Travellers Sites (2015), Policies CS5 and CS12 of the Shropshire Core Strategy (2011) and Policy MD6 of the SAMDev Plan (2015).

Application under Section 73 - application for the variation of Condition 12 of planning permission 19/05509/MAW regarding the phased extraction of sand and gravel, associated works and restoration, in order to achieve the dispatch of up to 300,000 tonnes of extracted mineral per calendar year

The Public Practice Officer Minerals and Waste introduced the application which was an application under Section 73 - application for the variation of condition 12 of planning permission 19/05509/MAW regarding the phased extraction of sand and gravel, associated works and restoration, in order to achieve the dispatch of up to 300,000 tonnes of extracted mineral per calendar year.  He advised the meeting that the proposal was to allow the export of minerals by road rather than rail due to the impracticality of rail transport and included measures to mitigate the impact on the local community and environment.

Lynn Gough spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Councillor Rachel Jones spoke on behalf of Buildwas Parish Council against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees

Councillor Claire Wild, local Ward Councillor made a statement in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees in which she suggested additional conditions to mitigate the impact of the proposals.

Nigel Gould, (Agent), spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Councillors acknowledged the concerns raised by residents but accepted the necessity of the mineral extraction for the development. They stressed the need for a construction management plan which needed to address the concerns raised by local residents and the Parish Council

RESOLVED

That in accordanc with the officer recommendation permission be granted subject to: 

·       The deletion of condition 3 and an amendment to condition 2, as set out in the Schedule of Additional Letters; 

·       The additional conditions set out in Appendix 1, upon receipt of the signed unilateral undertaking, with delegation to officers for redrafting conditions attached to original permission. 

·       A condition to include the requirement for a construction management plan.  The plan to take into account the comments of the parish council and local residents.

Conversion of Grade II listed house to 12 bedroom hotel accommodation with associated landscaping and conservation works, erection of 46 bedroom hotel block and pool building to form spa, conversion of Coach House to additional guest accommodation, the repair and reinstatement of walled garden with new orangery and ancillary buildings, and construction of 58 residential units as enabling development to facilitate the conservation works.

The Senior Planning Officer introduced the application which was an application for planning permission and listed building consent for the conversion of Grade II listed house to 12 bedroom hotel accommodation with associated landscaping and conservation works, erection of 46 bedroom hotel block and pool building to form spa, conversion of Coach House to additional guest accommodation, the repair and reinstatement of walled garden with new orangery and ancillary buildings, and construction of 58 residential units as enabling development to facilitate the conservation works and with reference to the drawings and photographs displayed, she drew Members’ attention to the to the location and layout

Tony McAteer (Planning Consultant) spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Members welcomed the preservation of a historic asset but felt that the additional footprint of the hotel and the supporting developments were inappropriate in the green belt.  They commented that they felt that there was a lot of information missing from the application

RESOLVED:

Planning Application 24/00025/FUL 

That planning permission be refused for the following reasons:  

 1.         The development represents inappropriate development in the Green Belt to which significant weight is attached to the harm by definition that this would cause. There would also be a harm to the openness of the Green Belt to which significant weight is also attached. Neach Hill House clearly needs urgent repair works and a beneficial use to secure its long-term future. However, the Statement of Significance, Heritage Impact Assessment (HIA) and Financial Information submitted have not been based on an accurate structural survey of the current condition of the existing buildings and surviving fabric, as such it is not possible to accurately assess and determine the impact the proposals will have upon the significance of the listed buildings. Furthermore the evidence available raises concerns that the level of structural intervention required to facilitate the proposed new use of Neach Hill House and the amount of historic fabric remaining internally is likely to have reached a point where there is more new work than original, which would not represent the appropriate conservation of the listed building but essentially a facsimile reconstruction, particularly in relation to internal fabric, architectural and decorative features, walls, floors and roof structure. The HIA underestimates the impact of the proposed spa and hotel facilities and extensive development within the walled garden, which would harm the setting of the listed buildings (Neach Hill House, Coach House, Walled Garden) and character and legibility of the walled garden respectively and it fails to provide sufficient information, such as a comprehensive photomontage/visual impact assessment to evidence its conclusion in relation to setting impacts, such that the development would represent less than substantial harm. Overall, it is judged that the application has failed to demonstrate a robust case due to the lack of accurate up to date assessment of the listed building, its structural condition and significance, alongside appropriate market testing to define an optimum viable use for the  ...  view the full minutes text for item 47.

Approval of reserved matters (access appearance, landscaping, layout and scale) pursuant to 22/04842/OUT for the demolition of existing bungalow and erection of 2No. dwellings

The Planning Officer introduced the application which was an application for the Approval of reserved matters (access appearance, landscaping, layout and scale) pursuant to 22/04842/OUT for the demolition of existing bungalow and erection of 2No. dwellings. and with reference to the drawings and photographs displayed, she drew Members’ attention to the to the location, design and layout.  She reminded Members that they had considered this application at the July meeting and had resolved to  defer consideration to allow the applicant to address the concerns member shad with the proposed design and to allow further discussion with the Heritage Team.

Mr Tony Sheppard read a statement on behalf of Mrs Margaret Keonig in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees

Councillor Tony Sheppard spoke on behalf of Chirbury with Brompton Parish Council in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees

Councillor heather Kidd spoke as the local member in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees

David Winch, (Applicant), spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Members express concern regarding the overdevelopment of the plot and the adverse impact  on the views on the church. 

RESOLVED:

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

·       The proposed development would have an adverse impact on the views of St Michael’s Church, which is a listed heritage asset;

·       The proposed development is overbearing on adjacent dwellings;

·       The proposed development was out of scale with neigbouring properties.

RESOLVED:

That the Schedule of Appeals and Appeal Decisions for the southern area as at 26^th November 2024 be noted.

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

2.00 pm on Tuesday,17 December 2024, in the Shrewsbury Room, Shirehall.

RESOLVED:

That it be noted that the next meeting of the South Planning Committee will be held at 2.00 pm on Tuesday, 17^th December 2024 in the Shrewsbury Room, Shirehall, Shrewsbury, SY2 6ND.