Erection of one dwelling following demolition of existing buildings; formation of vehicular access and parking area; change of use of agricultural land to domestic garden land (revised scheme).

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

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

Members noted the additional information as set out in the Schedule of Additional Letters circulated prior to the meeting.

Ms H Woolley, a local resident, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

Mrs J Madeley, on behalf of Astley Abbotts Parish Council, spoke against the proposal in accordance with the 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) Councillor Christian Lea, 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, the following points were raised:

·         Both he and the other local Ward Councillor, William Parr, had concerns regarding the demolition of the cottage;

·         The proposal was contrary to SAMDev Plan policy MD7a, which states that replacement dwellings should not be considerably larger than the original footprint.  The outbuildings do not form part of the original footprint and so the proposed dwelling represented an overall increase of 60%;

·         The proposed dwelling would be the largest property in the immediate area and so would be out of scale and would overshadow other properties;

·         Replacement dwellings should occupy the original footprint;

·         Would mean the loss of Grade 3 agricultural land and so would be contrary to Core Strategy Policy CS6 which aims to protect agricultural land.  There was no justifiable reason for a change of use when the dwelling could be accommodated within the existing curtilage;

·         The proposal would be contrary to Shropshire Council’s aim to limit larger dwellings in the countryside.  If granted, this dwelling would become unaffordable for a local person to purchase and it was difficult enough for young people to remain in an area where they grew up; and

·         The existing property should be refurbished and renovated in a sympathetic manner.

Mr M Harris, the agent, spoke for the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees and responded to questions from Members.

In the ensuing debate, Members considered the submitted plans and noted the comments of all speakers.  In response to questions from Members, the Principal Planner explained that the proposed vehicular access did not require planning permission so did not form part of this current planning application.  Wherever possible Officers did encourage preservation and renovation but, in this case, it had been adequately demonstrated that this would not be a realistic approach.  He further provided clarification regarding the landscaping, the permitted footprint, and the use and retention of temporary buildings during construction.  On the Chair’s casting vote, it was

RESOLVED:

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

·         The conditions set out in Appendix 1 to the report;

·         The additional condition as set out in the Schedule of Additional Representations;

·         To ensure the establishment of a native hedge along the western boundary and the northern site boundary on removal of the existing buildings, condition No. 7 be amended as follows:

Prior to the commencement of development, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include the planting of a hedgerow, formed of native species, along the northern and western site boundaries, along with details of any other trees and hedges to be planted in association with the development, including species, locations or density and planting pattern, type of planting stock, size at planting, means of protection and support, measures for post-planting maintenance and replacement of losses and boundary treatments.

The approved landscaping scheme shall be implemented as specified and in full no later than the end of the first planting season (November to February inclusive) following completion of the development. If within a period of three years from the date of planting, any tree or shrub, or any tree or shrub planted in replacement for it, dies or is otherwise lost or destroyed, another tree or shrub of a similar specification to the original shall be planted at the same place during the first available planting season.

Reason: to ensure satisfactory tree and shrub planting as appropriate to enhance the appearance of the development and its integration into the surrounding area.