To receive any apologies for absence.

There were no apologies for absence.

To confirm the minutes of the South Planning Committee meeting held on 11 November 2014.

Contact Linda Jeavons (01743) 252738.

RESOLVED:

That the Minutes of the South Planning Committee held on 11 November 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 14/03290/EIA, Councillor David Evans declared that both the applicant and he were in the poultry business and the applicant was a customer of his, and he would leave the room and take no part in the consideration of, or voting on, this application.

With reference to planning application 12/02334/OUT, Councillor John Hurst-Knight declared that he was a member on the Board of Shropshire Towns and Rural Housing Limited (STaRH) and would leave the room and take no part in the consideration of, or voting on, this application.

With reference to planning applications to be considered at this meeting, Councillor Cecilia Motley declared that she was a member of The Shropshire Hills AONB Partnership and The Shropshire Hills AONB Partnership Management Board.

With reference to planning application 14/02127/FUL, Councillor Cecilia Motley declared that she was not acquainted with the applicant but knew the owner of the property and would leave the room and take no part in the consideration of, or voting on, this application.

With reference to planning application 14/03290/EIA, Councillor Robert Tindall declared that he was acquainted with the applicant’s wife and the applicant’s parents.

With reference to planning applications to be considered at this meeting, Councillor David Turner declared that he was a member of the Management Board of the Shropshire Hills Area of Outstanding Natural Beauty Partnership.

With reference to planning application 14/02127/FUL, Councillor David Turner declared that for reasons of bias he would make a statement and then leave the room and take no part in the consideration of, or voting on, this application.

With reference to planning application 14/02184/FUL, Councillor David Turner declared that for reasons of bias as a local Ward Councillor, he would make a statement and then leave the room and take no part in the consideration of, or voting on, this application.

With reference to planning application 14/03290/EIA, Councillor Nigel Hartin declared that, as a local Ward Councillor, he would make a statement and then leave the room and take no part in the consideration of, or voting on, this application.

Outline application for residential development with all matters reserved.

The Principal Planner introduced the application and with reference to the drawings displayed, he drew Members’ attention to the location.  He explained that, following approval of the application at a previous meeting, the applicant had continued to undertake consultation with the community and the local Shropshire Councillor had expressed support for the scheme.

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.

RESOLVED:

That planning permission be granted as per the Officer’s recommendation, subject to:

·         The completion of a Memorandum of Understanding to secure affordable housing through a Section 106 Legal Agreement; and

·         The conditions as set out in Appendix 1 to the report.

Construction of an equestrian centre to include: main facilities building incorporating reception, offices, changing rooms, therapy room, toilets, boiler room, viewing area, stables, stores and indoor arena; outdoor manege; carriage track; paddocks; two field shelters; vehicle parking, pa Construction of an equestrian centre to include: main facilities building incorporating reception, offices, changing rooms, therapy room, toilets, boiler room, viewing area, stables, stores and indoor arena; outdoor manege; carriage track; paddocks; two field shelters; vehicle parking, package treatment plant; surface water attenuation pool and associated drainage; formation of access and highway improvements; and landscaping.ckage treatment plant; surface water attenuation pool and associated drainage; formation of access and highway improvements; and landscaping.

In accordance with her declaration at Minute No. 95, Councillor Cecilia Motley left the room during consideration of this item.

The Principal Planner introduced the application and with reference to the drawings displayed, he drew Members’ attention to the location, layout, elevations and passing places.

The Area Highways Development Control Manager (South) provided clarification on the revisions to the scheme following deferral at a previous meeting and with reference to the drawings displayed, she drew Members’ attention to the now proposed junction arrangements and passing places.

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.

Members noted the additional information as set out in the Schedule of Additional Letters circulated prior to the meeting detailing further neighbour objections and comments in support of the proposal.

In accordance with his declaration at Minute No. 97 and 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 David Turner, 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. During his statement, the following points were raised:

·         He reiterated his concerns raised at the previous meeting relating to scale, flooding and highways;

·         The location was inappropriate.  The majority of objectors would welcome the application if situated in a safe location and of appropriate design;

·         He drew Members’ attention to the Inspector’s report on the appeal against the Environment Agency's Anti-Pollution Notice regarding the neighbouring fertilizer factory, which had been published following consideration of this application at a previous meeting of this Committee.  Whilst a regime was now being initiated to address the issues raised by the Inspector, it was scheduled over a period of years during which time approval of this planning application would put vulnerable people within 250 yards of the “highest risk site in the River Severn catchment”;

·         The large building by virtue of its scale and development in open countryside would be contrary to the Neighbourhood Plan and would be situated just 250 metres from the boundary of the Shropshire Hills Area of Outstanding Natural Beauty (AONB);

·         Flooding – As no quantative assurance had been given that measures contained in this proposal would reduce the flow of water off the development it would be contrary to Policy RF2 of the Neighbourhood Plan.  It would also be contrary to policy which required no major development until the Integrated Urban Drainage Management Plan had been implemented;

·         Heritage asset - He drew Members’ attention to paragraph 4.1.9 of the report, which referred to a complex of earthwork features within the development boundary and he further commented that traffic would increase on a daily basis and would put greater pressure on the ancient narrow river bridge in the lane.  Consequently, the proposal would be contrary to paragraphs 129 and 135 of the National Planning  ...  view the full minutes text for item 97.

Erection of two tourist accommodation blocks with meeting room; creation of parking areas; demolition of derelict outbuilding; and installation of sewage treatment plant (amended description).

The Principal Planner introduced the application and with reference to the drawings displayed, he drew Members’ attention to the location and elevations.  He confirmed that Members had undertaken a site visit the previous day and had viewed the site and assessed the impact of the proposal on the surrounding area.

Members noted the additional information as set out in the Schedule of Additional Letters circulated prior to the meeting detailing further comments from Shropshire Council’s Planning Officer and Rights of Way Team, the agent, National Trust and further third party objections and expressions of support.

In accordance with his declaration at Minute No. 95 and 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 David Turner, 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. During his statement, the following points were raised:

·         This was a landmark hostelry on the Edge which had been supported over many years by the local community and visitors;

·         Much Wenlock Town Council and Easthope, Shipton and Stanton Long Parish council had both raised objections to the scheme and Hughley Parish Councillors had raised their own individual concerns;

·         He was given to understand that this pub/restaurant might not have been viable when it closed, undercapitalised and in a poor state of repair.  There was little indication that there was a need for additional accommodation in the locality.  So clearly investment would be needed;

·         Concern with regard to the impact on the Shropshire Hills AONB and the effect on the Site of Special Scientific Interest (SSSI), the location of footpaths, the adequacy of the water supply for all properties in the vicinity and the implications of the building on the west of the B4371;

·         There was considerable apprehension and community concern about where this application might lead whether it be approved or refused.  The Longville Arms was only 2½ miles away from this site and the view was that there was room for only one pub/restaurant on this road;

·         Policy EJ3 of the Much Wenlock Neighbourhood Plan (MWNP) supported this proposal except that it would be unacceptable where it conflicted with other land-use activities and where it would have unacceptable impact on the local road network.  Policy EJ7 was supportive provided the siting, design and scale of the development conserved the quality of the natural environment and surrounding countryside.  This proposal did not;

·         Would be contrary to Policy GQD2 of the MWNP which indicated that development would reinforce local distinctiveness and failure to have regard to the local context to preserve or enhance the character and quality of the area would not be acceptable.  Wenlock limestone was a primary construction material in the area and the use of timber cladding would be obtrusive and discordant and would be out of character with the area. 

·         Would be contrary  ...  view the full minutes text for item 98.

Construction of four poultry sheds and feed bins, ancillary works, formation of new vehicular access, erection of biomass building and associated landscaping.

In accordance with his declaration at Minute No. 95, Councillor David Evans left the room during consideration of this item.

The Principal Planner introduced the application and with reference to the drawings displayed, he drew Members’ attention to the location, layout and elevations.  He confirmed that Members had undertaken a site visit that morning and had viewed the site and assessed the impact of the proposal on the surrounding area.  He explained that the recommendation was to approve subject to the conditions set out in Appendix 1 of the report and subject to no decision being issued until Natural England had been consulted and the 21 day statutory consultation period had expired.  Accordingly, he requested that if Natural England requested any further conditions he be given delegated authority to add these to the conditions.  In the event that Natural England raised any objections to the conclusions of the Appropriate Assessment, the proposal would be reported back to this Committee.

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 Nigel Hartin, 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. During his statement, the following points were raised:

·         There had been a considerable number of objections from the local community and strong objections from Natural England and the AONB Partnership;

·         Could significantly endanger the River Clun;

·         Proposal would contribute to the wider economy but would not benefit the local economy and might well detract from the local tourism economy;

·         Large buildings and would be situated only 270m from the nearest dwelling;

·         Proposal would impact on Hopton Heath and local properties;

·         Existing operation had attracted complaints;

·         Highways had raised no objections with regard to the access road, but this was a fast stretch of road; and

·         The proposal would be contrary to Core Strategy Policies CS6, CS8, CS13, CS16, CS17 and CS18.

Mr J Roberts, representing Clungunford Parish Council, 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 drew Members’ attention to Appendix 2 of the report, which set out the objections of Clungunford Parish Council;

·         Although not in the AONB, this was an open and undeveloped block of open land clearly visible from points within the AONB;

·         Would be located adjacent to a stream that fed into the River Teme, which was a Site of Special Scientific Interest (SSSI);

·         Would provide no employment or support to the local economy;

·         There had been many objections from villagers and it had not been supported by Natural England or AONB Partnership; and

·         Out of scale with the surroundings, would provide no economic benefits, and there would be adverse impact from noise and odour.

Mr S Thomas, the agent, spoke for the proposal in accordance with the Council’s Scheme for  ...  view the full minutes text for item 99.

Installation and operation of a solar farm and associated infrastructure.

The Technical Specialist Planning Officer introduced the application and with reference to the drawings displayed, he drew Members’ attention to the location and layout.

Members noted the additional information as set out in the Schedule of Additional Letters circulated prior to the meeting, which detailed further comments from local residents, CPRE and Shropshire Council Highways Development Control.

Members had undertaken a site visit the previous day and had viewed the site and assessed the impact of the proposal on the surrounding area.

In accordance with Council Procedure Rules (Part 4, Paragraph 6.1) Councillor Kevin Turley, as local Member, participated in the discussion but did not vote. During his statement, the following points were raised:

·         Following his own consultation exercise, 111 residents in Shifnal had expressed support for the development, 30 residents had been against and 22 residents had abstained; and

·         The topography of the land would mean the site would be well screened.

Mr G Tonkinson, 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 concurred with the views of Sheriffhales Parish Council;

·         Sandy Lane was designated as a bridleway and should be protected;

·         Inappropriate use of good crop growing land and would be contrary to the NPPF which stipulated that poorer low grade agricultural land should be used for such developments;

·         There were many industrial buildings in Shropshire that could be used for solar panels; and

·         Would be seen from a wide area.

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

·         He lived closest to the proposed development and, along with 87% of the community, he supported the proposal;

·         The nuclear infrastructure was being decommissioned and solar represented one of a few vital inventions that should be embraced;

·         A missive from Minister of State, Gregory Barker, indicated that there was still a place for larger-scale field-based solar in the UK’s energy mix provided they were appropriately sited and provided opportunities for local communities to influence decisions that affected them;

·         He had suffered from flooding as a result of failed attempts to tame aspects of this poor, badly drained land for arable use;

·         Villagers had been disappointed that the Parish Council had dismissed the Community Benefit Scheme linked to this proposal, given the potential for the parish precept to the doubled in the near future; and

·         The proposal would be appropriately sited on poor quality land and would have limited amenity impact on the surrounding area.

Mr J Mellor, the agent, spoke for the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees, during which the following points were raised:

·         The proposal would provide power for up to 6,700 homes;

·         Had undertaken consultation with the local community and had attended Parish Council meetings;

·         Many local residents supported the scheme;

·         Proposals had been amended following consultation;

·         Hedgerow  ...  view the full minutes text for item 100.

RESOLVED:

That the Schedule of Appeals and Appeal Decisions for the southern area as at 9 December 2014 be noted.

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

2.00 pm on Tuesday, 13 January 2015, 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, 13 January 2015 in the Shrewsbury Room, Shirehall.