Mixed residential development of 65 dwellings; formation of new vehicular access and estate roads; associated infrastructure; landscaping and formation of public open spaces.

The Principal Planning Officer introduced the application. She drew Members’ attention to the schedule of additional lettersand confirmed that Members had attended a site visit on 2^nd June 2014 and had assessed the impact of the proposed development on neighbouring properties and the surrounding area. She explained that due to new information regarding a small pond at the Cottams, a further ecology report was required and therefore it was recommended that the application be deferred for an ecological assessment of the pond.

Following advice from the Council’s Solicitor, the Chairman explained that if the Committee considered the application to be acceptable in principle, they could grant the Area Planning and Building Control Manager delegated power to approve the application subject to the completion of an ecological assessment of the pond and the satisfactory resolution of any ecology issues.

Mr John Mellor, representing Morda Residents Group, spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees during which the following points were raised:

·         The Residents Group were working alongside the Parish Council to maintain the identity of Morda rural village;

·         The village was at risk of being subsumed into Oswestry Town, therefore resulting in a larger urban sprawl;

·         The application fell short of meeting the National Planning Policy Framework requirements on all three counts of Economic, Social and Environmental criteria;

·         A previous application for 64 houses was refused by Oswestry Borough Council;

·         The density of the scheme was too high and the design was poor;

·         The infrastructure was already congested, in particular, traffic, flooding and drainage;

·         The important physical gap between Morda and Oswestry would be reduced to 30 Metres;

·         There were no long term plans to improve the infrastructure or protect the rural nature of the village;

·         The proposal was unnecessary, unwanted and unsustainable; and

·         The development would remove the final tract of green land that separated the town of Oswestry from the village of Morda, and would impact on the tranquil surroundings of Love Lane.   

Councillor Robert Milton, representing Oswestry Rural Parish Council, spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees during which the following points were raised:

·         The Parish Council were opposed to the application and consider that the site should be removed from SAMDev;

·         The site was in the Oswestry Rural Parish Council boundary, not Oswestry Town Council;

·         The proposal would result in a loss of identity for Morda;

·         The increase in vehicles from the proposed development would add to an already congested road;

·         Concerns were raised in relation to drainage and it was noted that excess drainage water would flow down into the Glentworth Estate and further exacerbate drainage problems in Weston;

·         The development would harm aquatic macrophytes and invertebrates;

·         There were other sites in Morda where development would be preferred; and

·         The unique nature of the village would be lost if the development was approved.

Mr Jon Rowson, the applicant, spoke for the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees during which the following points were raised:

·         The site was in a sustainable location which had been identified by SAMDev as appropriate for new housing;

·         David Wilson homes had carried out pre-application consultation with the local community about the preliminary plans;

·         As a result of discussions with the community and officers, the preliminary plans were significantly revised and the number of homes reduced from 85 to 65; and

·         The development would provide additional housing supply for Shropshire Council in line with the National Planning Policy Framework.

During the ensuing debate Members of the Committee acknowledged that the Council did not currently have a five year housing land supply and that the site had been allocated under SAMDev; however concern was expressed in relation to the loss of open green space that separated the town of Oswestry from the village of Morda. Additionally, Members considered the infrastructure in Morda to be inadequate and felt the proposals would adversely affect highway safety and drainage.

The Principal Planning Officer highlighted the fact that the Council Highway Officer considered the proposals to be satisfactory and had raised no objection to the development and added that the applicant had submitted a transport statement as detailed in the report. She outlined the services available in the village and stated that although the site was located in the village of Morda it was close to the town of Oswestry, the second largest market town in Shropshire.

Having considered the submitted plans for the proposal the majority of Members expressed their objection to the proposal.

RESOLVED:

That Members were minded to refuse planning permission against the Officer’s recommendation in view of concerns in relation to traffic volume and highway safety, drainage, the loss of green open space and outstanding ecology issues.

A further report, on reasons for refusal and information in relation to the outstanding ecology assessment, would be considered at a future meeting of this Committee in accordance with Shropshire Council’s Constitution.