Reserved matters (appearance, landscaping, layout and scale) pursuant to 14/02851/OUT for the erection of 25 dwellings

The Technical Specialist Planning Officer introduced the reserved matters application (appearance, landscaping, layout and scale) pursuant to 14/02851/OUT for the erection of 25 dwellings 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. Members’ attention was drawn to the information contained within the Schedule of Additional letters, which detailed revised comments from objectors, additional submissions from the agent addressing the recommendation contained within the Officer’s report, confirmation from Shropshire Council’s Affordable Housing Team that the amended affordable housing proforma satisfied their previous comments, further comments of objection received from residents of Brook Drive and a proposed amendment to condition 6 relating to trees and landscaping. 

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

Councillor George Nash, on behalf of Wem Town Council spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.  The Chairman permitted the circulation of a letter from Nucleus Legal Advice Centre, on behalf of The Roden Grove Action Group which detailed the particulars of private boundary and property rights established at Roden Grove and defects in the planning application.

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15.1) Councillor Pauline Dee, as 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 their statement, the following points were raised:

·         The site had a long planning history and planning permission had been refused by the former North Shropshire District Council due to drainage problems;

·         She was concerned about runoff into the river Roden and the potential for gardens to flood;

·         She questioned whether the sewage systems in Wem could cope with the additional houses;

·         She questioned the lifespan of the French drains and responsibility for maintaining drainage; and

·         Concerns relating to the additional traffic that the development would create, potentially up to an additional 50 vehicles, and construction traffic during the build, using the narrow roads on the Roden Estate and the additional traffic on Mill Street, where there were existing problems.

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15.1) Councillor Chris Mellings, as 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 their statement, the following points were raised:

·         It was important for the Committee to be aware of the context of the application;

·         He was disappointed that despite a high number of local objections and call in requests from both local members, the outline application had been determined under delegated powers;

·         There were issues with surface water flooding;

·         He questioned who would be responsible for the drainage/flooding; and

·         He had concerns relating to property insurance as he knew that existing property owners had difficulty getting insurance and had high annual premiums due to flooding issues.

Helen Howie, Agent on behalf of the applicant spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

In response to comments made by the speakers, the Principal Planning Officer informed members that approximately fifty per cent of the site was allocated for housing in the Council’s Site Allocations and Management of Development Document (SAMDev) and outline planning consent for the erection of 25 dwellings (including means of access) had been granted.  With reference to comments made relating to drainage and the potential for flooding, Members attention was drawn to paragraph 4.1.10 of the Officer’s report and the comments from the Environment Agency which confirmed that the site falls within Flood Zone 1, the lowest risk zone. 

With reference to the correspondence circulated from Nucleus Legal Advice Centre, the Council’s Solicitor advised the Committee that the points raised in relation to private boundary and property rights related to civil matters and were not relevant planning considerations. 

Having considered the submitted plans and listened to the comments made by all of the speakers, the Committee whilst sympathising with local residents acknowledged that the right to build on the site had already been established and the advice from drainage experts was that the proposals were adequate, therefore the majority of Members expressed their support for the Officer’s recommendation.

RESOLVED:

That reserved matters approval be granted, subject to:

The conditions set out in Appendix 1 with an amendment to condition 6 as detailed in the Schedule of Additional Letters.