Outline application for the erection of 36No dwellings and associated infrastructure (to include access, appearance, layout and scale)(re-submission)

The Principal Planning Officer introduced the outline application for the erection of 36 dwellings and associated infrastructure (to include access, appearance, layout and scale)(re-submission) 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 drew Members’ attention to the Schedule of Additional Letters which included a representation from SC Highways advising that if Members were minded to approve the application that an additional condition be included in relation to on-site construction.

The Principal Planning Officer explained that at the Central Planning Committee meeting held on 22nd June 2017 Members had resolved to refuse the application however that decision was currently the subject of an Appeal to be heard mid-May.  The Principal Planning Officer informed the Committee that the current application for residential development at the site sought to overcome the previous reasons for refusal.

In line with his declaration at Minute 121 Councillor Dean Carroll made a statement and then left the room, did not take part in the debate and did not vote on this application.  During his statement Councillor Carroll stated that he felt that this application was out of keeping on this arterial road out of the town.

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15.1), Councillor Alex Phillips addressed the Committee as the local ward Councillor, made a statement and then left the table, took no part in the debate and did not vote on this item. During his statement, a number of points were raised including the following:

·       This application was not materially different to the previous application in terms of density, scale and impact on public services and countryside land;

·       This area of town had already been overdeveloped when there was not a development need;

·       It goes against the SAMDev and other Council policies;

·       It is unsustainable development and out of keeping with adjacent properties.

Mr Robert Sharpe, on behalf of local residents, spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

During the ensuing debate Members felt that the previous reasons for refusal still stood as the application had not materially changed.  It was acknowledged that although the design did look better, it was still out of keeping with adjacent properties.

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

RESOLVED:

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

1.       The proposed development would be located on a green field site in the open countryside outside of any settlement identified in the adopted Development Plan as suitable for open market residential development. The site is not allocated for development in the Development Plan and nor does it meet any of the exceptions to the approach to sustainable development set out in the Plan. The proposed residential development on the site would be incompatible with the principles of sustainable development in that it would undermine the development strategy set out in the adopted Shropshire Core Strategy and Site Allocations and Management of Development (SAMDev) Plan which seek to facilitate residential development within a sustainable settlement hierarchy. Whilst it is acknowledged that the proposed development offers a number of local community benefits, these are not considered to carry sufficient weight to outweigh the strategy of the Plan. As such, the proposal will conflict with Policies CS1, CS4 and CS5 of the adopted Shropshire Core Strategy and MD1, MD3, MD7a and S16 of the adopted SAMDev Plan, as well as national guidance contained within the National Planning Policy Framework in respect of residential development in the open countryside.

2.       The site constitutes one of the remaining vestiges of open countryside within the immediate area. The development of this green field site for thirty six dwellings would erode the character of the area by introducing development of a predominantly urban form into the open countryside which would appear incongruous and intrusive to the detriment of the rural setting of the locality. The proposal would thereby be contrary to the provisions of the Framework and Policies CS6 of the adopted Shropshire Core Strategy and MD2 of the adopted Shropshire Site Allocations and Management of Development (SAMDev) Plan.

3.       The proposed development, due to its design, scale, massing and layout, is considered to be an overdevelopment of the site which would be out of keeping with the prevailing character of the surrounding area and would not form a suitable transition between adjoining development types. As such, it would appear as an incongruous urban feature to the detriment of local amenity and would thereby be contrary to Policies CS6 of the adopted Shropshire Core Strategy and MD2 of the adopted Shropshire Site Allocations and Management of Development (SAMDev) Plan.