To elect a Chairman for the ensuing municipal year.

RESOLVED:  

That Councillor Stuart West be elected Chairman of the South Planning Committee for the ensuing municipal year.

To receive any apologies for absence.

Apologies for absence were received from Councillors Nigel Hartin (Substitute: Heather Kidd), Cecilia Motley (Substitute: Gwilym Butler), William Parr and Robert Tindall (Substitute: David Turner).

To appoint a Vice-Chairman for the ensuing municipal year.

That Councillor David Evans be appointed Vice-Chairman of the South Planning Committee for the ensuing municipal year.

To confirm the minutes of the South Planning Committee meeting held on 29 April 2014.

Contact Linda Jeavons (01743) 252738.

          RESOLVED:

That the Minutes of the South Planning Committee held on 29 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.

Outline application for residential development (14 houses) to include access (revised proposal).

The Principal Planner introduced the application and explained that the application was for outline permission with all matters reserved except for access.  He 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, archaeological features and an amended indicative layout and explained that the built development would avoid linear archaeological features within the site. 

The Principal Planner confirmed that no outstanding objections had been received from highways, drainage, policy, rights of way and archaeology.  Ecology had initially objected and had requested a prior bat survey; however, the applicant had confirmed that no mature trees would be affected and an Arboricultural Method Statement would apply so this matter would be dealt with by a pre-commencement condition.  Similarly, a holding objection from Shropshire Council Tree Officers was capable of being dealt with at the reserved matters stage given that the indicative layout had confirmed the avoidance of mature trees.  Craven Arms Town Council had raised objections given that the site was Greenfield and was viewed as an important historic/leisure area by the general public which should be protected and they considered that the proposed development would not be seen as an enhancement to the gateway of Craven Arms but an extension of Halford which would impact on the rural nature of that countryside. 

With reference to policy, the Principal Planner explained that the site had not been identified for development in the emerging Site Allocations and Management Development (SAMDev) plan.  However, in the current sub-five year housing supply situation the National Planning Policy Framework (NPPF) required sustainable development to be approved and the proposal in relation to the sustainability tests identified by the NPPF had been assessed and detailed in the Officer’s report.  The site was within 200m of the existing built edge of Craven Arms which had been identified as a Key Centre in Policy CS3 of the Core Strategy.  Hence, in terms of general location and proximity to services the site was considered to be sustainable. In terms of environmental sustainability, it had been concluded that there would be no unacceptably adverse impacts when available mitigation measures were taken into account, including recommended conditions.  With respect to the Area of Outstanding Natural Beauty (AONB) it had been considered that there would be a very limited impact which would be outweighed by the national need for housing and the associated economic and social benefits recognised by the NPPF.  In terms of housing type, it was considered that there was a general shortage of this type of housing within the town’s housing mix.  Accordingly, it had been concluded, that whilst the site was not allocated in the emerging SAMDev it met relevant sustainability tests and there would be no unacceptable adverse impacts.

By virtue of the amendment made to Shropshire Council’s Constitution, as agreed at the meeting of Full Council held on  ...  view the full minutes text for item 7.

Outline application (all matters reserved) for the erection of four dwellings with garages.

The Principal Planner introduced the application and explained that the application was for outline permission with all matters reserved and would be subject to an affordable housing payment and CIL contribution in line with Shropshire Council policies.  He 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 and explained that a previous application for six dwellings on this site had been refused on the basis that the site was not within a proposed hub or cluster.  This current application had initially been submitted for six dwellings but had subsequently been amended to four and the land had previously been leased to provide a playing field for the village school which had since merged and moved to a new site outside Caynham in 2011.

The Principal Planner confirmed that no objections had been received from ecology (subject to safeguards), Rights of Way (subject to protection of the footpath) and Highways Development Control.  Caynham Parish Council had objected on the basis that the site was classed as countryside, had no allocation for market housing, there were no economic diversification reasons for development and would like the site to remain as open amenity/recreational land.

With reference to policy, the Principal Planner explained that Caynham did not form part of an identified community hub or cluster, there were no community facilities other than a village hall and limited bus services, and in the current sub five year housing supply situation the NPPF required sustainable housing proposals to be approved. 

With reference to environmental effects, the Principal Planner explained that the indicative design and density was considered to be in keeping with adjoining housing.  The site lay within the built curtilage of the village and there had been no highway, ecology or drainage objections.  A public footpath would not be affected. 

The Principal Planner further explained that it was considered that the loss of the playing field would have an adverse impact on the area.  However, the site was in private ownership and there would be no public funds available to purchase the land for continued recreational use.  Sport England had raised no objections.  The applicant had offered the Parish Council a lease on land adjacent to the former school for the provision of car parking for the village hall and possible space for a play area to the rear of the school, conditional upon support for the proposal, but this had been rejected.

In conclusion, the Principal Planner explained that the site would increase market housing in a rural settlement and would provide financial benefits to the local community and affordable housing in the wider area.  There had been no attempts to secure the future of the play area and reduced weight could be given to this factor as it was in private ownership with no available resources available for purchase and maintenance.  Recent housing  ...  view the full minutes text for item 8.

Outline application (all matters reserved) for the erection of 2 dwellings with garages.

The Principal Planner introduced the application and explained that the application was for outline permission with all matters reserved.  He 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.  He confirmed that no objections had been received from ecology and highways (subject to conditions), and drew Members’ attention to the objections raised by Shropshire Council Conservation Officers, Caynham Parish Council and local residents.

With reference to policy, the Principal Planner reiterated that Caynham did not form part of an identified community hub or cluster, and the current sub five year housing supply situation applied.  He confirmed that no objections had been raised by highways or ecology.  However, it was considered that there would be an unacceptable impact on the listed school building which formed part of the social and cultural history of the village, due to the proximity of the proposed plots to this building.  As a result, the proposal would be contrary to Part 12 of the NPPF and policy CS17 of the Core Strategy.  A footpath diversion would also be required to accommodate the development and careful siting would be required to preserve residential amenities of adjoining properties.

The Principal Planner explained that the car park which previously served a useful purpose for the school and the village hall had been closed and objections had been made to the loss of this facility which Core Strategy Policy CS8 aimed to protect. The car park could be important to the viability and future of the village hall and this would be a material consideration, but ultimately it would have to be brought into public ownership to be opened up again.

In conclusion, the Principal Planner explained that the site was located in a village where no further residential development had been advocated but Shropshire Council did not have the minimum five year land supply so the presumption in favour of sustainable residential development applied.  The development would be located in the vicinity of existing residential properties and would not be prominent or impact adversely on drainage, highways or ecology.  It would however lead to a cramped form of development in very close proximity to a Listed Building.  In particular, the recently converted listed school building had no rear curtilage and the dwelling proposed on plot 1 would greatly detract from the setting and amenity of the listed building.  This impact was considered sufficient to outweigh the benefits of the proposal and accordingly, refusal was being recommended.

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 Richard Huffer, as the local Ward Councillor, took no part in the debate and did not vote on this item. 

RESOLVED:

That planning permission be refused as per the Officer’s recommendation.

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 explained that the application had been deferred at the previous meeting in order that a schematic plan and details on how the drainage from the development would work and be managed to a satisfactory standard could be provided.  He drew Members’ attention to two additional neighbour comments relating to concerns regarding drainage and the Schedule of Additional Letters circulated prior to the meeting which detailed an amended recommendation as a consequence of the Highways Agency raising no objections to the proposal.  He confirmed Members had undertaken a site visit on a previous occasion and had viewed the site and assessed the impact of the proposal on the surrounding area.  With reference to the drawings displayed, he drew Members’ attention to the location, indicative layout and SAMDev allocation area. 

A schematic plan and drainage technical note outlining the measures proposed to the Silvermere and the surface water drainage strategy for the proposed development area had been provided by the applicant and had been circulated to all Members prior to the meeting.

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 Stuart West, as the local Ward Councillor, made a statement and then left the room and took no part in the debate and did not vote on this item.  He drew Members’ attention to the history of the issues relating to flooding and drainage in the area and reiterated his concerns in this regard. 

(At this juncture, the Vice Chairman took the Chair.)

The Floods and Water Manager summarised and provided clarification on the drainage and disposal of water and he considered that as a result of this development a betterment to the existing situation would be achieved.  In conclusion, he confirmed that Shropshire Council would continue to investigate the problems associated with drainage and flooding in the area.

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 provided an overview and history of the culvert and continued to express his concerns with regard to drainage and flooding; and

·         There were two riparian owners (Shropshire Council and one householder) and these riparian owners had a duty of care to maintain the culvert and should investigate and repair when necessary.

Ms K Ventham and Mr A Bennett, the agents, spoke for the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees, during which the following points were raised:

·         At the last meeting it had been noted that the site would be suitable for development and the proposal was deferred for further information relating to drainage and this had now been provided; and

·         The development would not contribute towards any flood risk.

In the ensuing debate, Members noted the comments and concerns of all speakers and the majority of Members supported the proposal.

RESOLVED:  ...  view the full minutes text for item 10.

Outline application for residential development (14 houses) to include access (revised proposal).

The Principal Planner introduced the application for outline permission with all matters reserved.  He 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, access and amended layout.  He confirmed that two of the dwellings would be affordable with the remainder being for open market sale and the number of proposed dwellings had been reduced to nine dwellings to meet ecological requirements linked to the Clun catchment.  He drew Members’ attention to the objections which had been addressed in the report and explained that, in addition to an affordable housing contribution, a financial contribution from the applicant would fund a priority junction arrangement at the Kerry Lane/Woodbatch Road junction. 

With reference to policy, the Principal Planner explained that Bishops Castle had been identified as a market town and Key Centre in the adopted Core Strategy and new housing would be developed through a combination of one allocated site (40 houses) and a windfall allowance.  The proposed site had not been allocated in the Pre-Deposit Draft SAMDev Plan and was outside (to the immediate west of) the development boundary of the town.  However, in the current sub-five year housing supply situation the NPPF required sustainable development to be approved.

The Principal Planner explained that the site was immediately adjacent to the existing built edge of Bishops Castle and within 500m of the geographic centre.  Therefore, the general location was considered to be sustainable.  In terms of traffic, Highway Officers had determined that a highway refusal could not be sustained and the applicant’s offer to fund signage for a priority junction at the Kerry Lane/Woodbatch Road intersection would be welcomed.  No objections had been received from Land Drainage Officers and interceptor ditches would be placed on the western and eastern boundaries and would help to address problems encountered by residents of the Novers to the immediate east. Mains sewerage had been proposed and a biodisc plant would provide an appropriate back-up plan.  The site would not be visible from the AONB; however, because of its relatively elevated location the applicant had agreed, in principle, to specify less tall 1½ storey houses or bungalows and landscaping to integrate the site with its surroundings. 

In conclusion, the Principal Planner drew Members’ attention to the NPPF which stated that there was a national need for housing and emphasised the associated economic and social benefits.  The type of housing would be capable of meeting a local need and it had therefore been concluded that, whilst the site was not allocated in the emerging SAMDev, it met relevant sustainability tests and there would be no unacceptable adverse impacts when available mitigation measures and conditions were taken into account.  The proposal was therefore recommended for approval subject to the required affordable housing contribution.

Members noted the additional information detailed in the Schedule of Additional Letters which had  ...  view the full minutes text for item 11.

            RESOLVED: 

            That the Schedule of Appeals and Appeal Decisions for the southern area as at 27 May 2014 be noted.

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

2.00 pm on Tuesday, 24 June 2014 in the Shrewsbury Room, Shirehall.

It was noted that the next meeting of the South Planning Committee will be held at 2.00 pm on Tuesday, 24 June 2014 in the Shrewsbury Room, Shirehall.