Erection of 6 affordable dwellings and associated works.

The Area Planning Manager introduced the application and with reference to the drawings displayed, he drew Members’ attention to the location, layout and elevations.  He drew Members’ attention to the additional information as set out in the Schedule of Additional Letters circulated prior to the meeting and appraised Members of further representations received from Bridgnorth District CPRE and from the agent regarding drainage.

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.

Mr B Lloyd, representing local residents and Alveley Green Belt Preservation Group, 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 Tina Woodward, 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 her statement, the following points were raised:

·         This application had generated local objections including those of the Parish Council, particularly because the proposed site was within the Green Belt;

·         Access to the proposed site - The bungalows along Meadowbrook Close are recognised by Shropshire Council Highways as being served by a relatively narrow carriageway width of 4.2 metres and in order to pass vehicles have to mount the footways.  Frequently the turning heads on the estate roads, Meadowbrook Close being no exception, are used for parking.  She was concerned that the turning heads on the proposed new development may be used in the same way.  The Officer’s report referred to parking on footways as being a policing matter; however, she considered that we should not be adding to known highway issues but should be seeking appropriate solutions to address them;

·         Significant engineering works to culvert the watercourse would involve heavy plant coming and going from the site and residents were concerned that Meadowbrook Close was the proposed access for these works.  The road is not suited to this type of movement;

·         The route for other plant to the site is shown as via an access off the A442.  This will involve a lengthy haul over agricultural land which is very concerning as the soil in the area is heavy clay and the fields tend to retain water.  Consequently, this could mean that stoning would be required in order for the plant to get to its location in wet weather.  This potential route would also cross a very well used public right of way and no comment regarding this has been made by Outdoor Recreation Officers;

·         Drainage Fields and Sewerage Treatment Plant – It is essential that the true nature of the clay soil is addressed in terms of the suitability for soakaways.  The watercourse on occasions has very limited waterflow, at other times it can receive surface water from the catchment area, which has the potential to create localised flooding.  Therefore the use of a package treatment works is a cause for concern;

·         The village is connected to a main sewerage system which one would hope could accommodate a further six dwellings – this would be the preferred option and she welcomed the late representation from the applicant which indicated that a connection to the mains sewage disposal network would be forthcoming;

·         Green Belt – The proposed development included a pair of two-storey semi-detached houses which would conflict with the openness of the Green Belt and be overbearing in this location and contrary to Core Strategy Policy CS5;

·         Should Members be minded to permit this application in Green Belt she requested the following conditions:

·         Construction Method Statement – during the culverting and construction works deliveries to the site should be scheduled so they do not conflict with the waste/recycling collection day, which is a Monday, and should avoid school start and finish times;

·         Construction Times – The start time should be changed from 7.30 am to 8.00 am due to the site’s close proximity to a residential estate, this would reduce disturbance first thing in the morning;

·         Planting Scheme – The turning heads should be appropriately screened with native hedging and also native trees to reduce the glare of car headlights travelling across the open land and more importantly to offer a corridor for wildlife and to enhance the overall development and its setting in the mature landscape.  Details should also include the permissive right of way and point of access/egress to join the public right of way which offers a link to the primary school and shops.  To reduce the likelihood of any future tenants and property owners removing the old field boundary hedges backing onto their respective properties, or damage during construction, she welcomed any protection that could be offered to the important hedge boundaries of the current field system being included in the Management Plan.

·         Lighting – Lighting should be kept to a minimum to minimise the effect on wildlife and dark skies.  Any lighting fixed to houses should be directed downwards and should not be high intensity lights;

·         Finally, a local resident has indicated that the treatment works outfall would require access onto their land – but Officers have advised that this is a private matter; and

·         In conclusion, she asked Members to give consideration to the appropriateness of this scheme within the Green Belt.

Mr H Pitt, the applicant, spoke for the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees and responded to questions from Members regarding the future management of the site.

In the ensuing debate, Members noted the comments of all speakers and considered the submitted plans.  During the debate Members expressed concerns regarding the poor design of the dwellings, encroachment on to Green Belt land, the impact of the scale and design of the dwellings on the openness of the Green Belt, drainage and the narrow access from Meadowbrook Close onto the site.  Members commented on the need to retain and protect existing hedgerows and the importance of having an agreed robust landscaping plan.  In response to questions the Area Highways Development Control Manager (South) explained that it would be difficult to justify that a further six dwellings would warrant road improvements and road widening. 

RESOLVED:

That this application be deferred to enable the applicant to give further consideration to the design of the dwellings and landscaping of the site.