Erection of two detached dwellings with detached open fronted double garages

The Consultant 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 on a previous occasion and had viewed the site and had assessed the impact of a proposal on the surrounding area.

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

Councillor B Norgrove, representing Hopton Cangeford 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 Cecilia Motley, 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:

·         The site is within an Area of Outstanding Natural Beauty (AONB);

·         Hopton Cangeford is part of a cluster centred around Stoke St Milborough.  There are other settlements included within the cluster all of which are larger than Hopton Cangeford;

·         There is no identified need for 4/5 bedroomed open marketing housing.  2/3 bedroomed housing is needed for local families both within this parish and the Corvedale;

·         This is an agricultural field and not suitable for housing;

·         Plot No. 1 will still overlook the school house and plot No. 2 is still in an unsatisfactory position.

Mr T Ralphs, the agent, spoke for the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

In the ensuing debate, Members considered the submitted plans and noted the comments of all speakers.  Members commented on the lack of identified housing need in Hopton Cangeford and raised objections and expressed concerns for this application for open-market housing in open countryside.

RESOLVED:

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

It is acknowledged that Hopton Cangeford is part of a Community Cluster in the adopted Shropshire Council Site Allocations and Management of Development (SAMDev) Plan (Policy S7.2(iii)), under which infill development on suitable sites would normally be permitted.  This site cannot however be regarded as infill and would be an extension of a settlement which lies within the Area of Outstanding Natural Beauty.  For that reason, it lies in the open countryside and would be contrary to Shropshire Local Development Framework Adopted Core Strategy Policy CS5.  It is considered that the proposal would erode the distinct character of a settlement and its environs by reason of creating a density and pattern of development that is inconsistent with the local context and character.  In addition, the Community Cluster currently has sufficient approved housing to meet its SAMDev guideline as set out in SAMDev Policy S7.2(iii) and there is no pressing need, in the context of the supply of housing land in Shropshire being well in excess of five years, for additional market housing in the cluster. The proposal would not satisfy the environmental role of sustainable development set out in the National Planning Policy Framework.