Erection of an affordable dwelling, associated garage and installation of septic tank

The Principal Planning Officer introduced the full application for the erection of an affordable dwelling, associated garage and installation of septic tank and confirmed that the Committee had undertaken a site visit that morning to assess the impact of the proposed development on neighbouring properties and the surrounding area.

The Principal Planning Officer explained that the applicants’ previous application for a dwelling in a different location (land east of Terrace Farm) had been refused at the meeting of the Central Planning Committee in August 2017.

Although the application had been amended since the original application had been submitted due to Officers concerns around the size, layout, height and design of the dwelling and garage, it was being recommended for refusal as Officers considered that it was not policy compliant as the location was not within or adjacent to the settlement of Cruckton.  It was in open countryside, and as such, any development in that location would have a detrimental impact on the visual amenity.

Mr Alan Hodges, on behalf of Pontesbury Parish Council, spoke in favour of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Mr Nick Williams, Agent on behalf of the applicant, spoke in favour of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15.1), Councillor Roger Evans addressed the Committee as the local ward Councillor. During his statement, a number of points were raised including the following:

·        This was the fourth time that a planning application for this area had been recommended for refusal, and, indeed, in 2017 an application for a dwelling opposite Coppice Farm had been refused;

·        Permission for an affordable dwelling to the right of Coppice Farm had recently been granted, and this property was now a part of the settlement;

·        Land to the left of Coppice Farm had been left free from development as the Church was a listed building;

·        The Church did not delineate the far end of Cruckton;

·        Sporadic settlements are part of the Countryside and this application would be in keeping with the area.

In response to comments made by the speakers, the Principal Planning Officer explained that interpretation of the Policy was something that Officers dealt with regularly and was sometimes difficult.  He went on to say that the location of proposed affordable dwellings was often dictated by the availability of land and caused a lot of debate at Committee. 

During the ensuing debate Members felt that a dwelling in this location would make the environment more attractive and that the local community recognised this location as being within or adjacent to the settlement of Cruckton. Members expressed the need to maintain the viability of villages and felt that this affordable dwelling would benefit someone locally.  It was felt that the previously refused application would have had a far greater impact upon the landscape.

Having considered the submitted plans for the proposal and noted the comments of all the speakers Members expressed their support for the application contrary to the Officer’s recommendation.

The Solicitor informed the Committee that if they were minded to approve this application contrary to the Officer’s recommendation, then clearly stated reasons would be required.

The Principal Planning Officer explained that if approved, delegation would need to be granted to the Officers to include an appropriate condition in order to ensure that the property remained affordable in perpetuity.

RESOLVED:

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

The proposed development is in an appropriate location for an exception site dwelling due to the following:-

·       The proposed site can be considered to be within or adjacent to the named settlement of Cruckton.

·       Development of the site would not adversely affect the local historic or rural character nor the local landscape and would not have an unacceptable  impact on visual amenity nor diminish the local distinctiveness

·       It would respond appropriately to the form and layout of existing development

·       Despite the site being accessed from a public bridleway, and sitting very close to existing agricultural buildings it was considered to be a suitable location for the provision of an affordable dwelling in perpetuity.

·       Delegation granted to officers for the imposition of appropriate conditions and the approval to be subject to a S106 Agreement to ensure its retention as an affordable dwelling.