Outline application (access, layout, scale, landscaping for approval) for mixed residential development; formation of vehicular access and estate roads; associated infrastructure works.

The Principal Planning Officer introduced the outline application. She drew Members’ attention to the schedule of additional letters and confirmed that Members had attended a site visit that morning and had assessed the impact of the proposed development on the surrounding area.

Mr Ken Tidy, on behalf of local residents, 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 site had previously been refused for planning permission by North Shropshire District Council;

·         The traffic junction at Chemistry and Wrexham Road was dangerous;

·         The highway issues had not been adequately taken into account; and

·         The footbridge over the canal had resulted in a number of letters of support but this was no longer included in the project.

Mr Michael Birch, on behalf of local residents, spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees, during which the following points were raised:

·         The development was small and well prepared;

·         Local concerns had been taken into account by the developer;

·         The concerns regarding the junction at Chemistry and Wrexham Road had been addressed;

·         The development would allow access to the canal; and

·         The footbridge had been removed due to the potential for it to become a focal point for Anti-Social Behaviour.

Ms Samantha Nicholls, on behalf of the applicant, spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees, during which the following points were raised:

·         The development was supported by officers and local residents;

·         The Town Mayor had noted his support to the proposal in the local press;

·         The concerns raised had been addressed by the developer;

·         The development included improvements to the highway; and

·         Further relief would be included for Wrexham Road in the form of off-road parking.

By virtue of the amendment made to Shropshire Council’s Constitution, as agreed at the meeting of Council held on 27 February 2014, Councillor Peggy Mullock, as the local Ward Councillor, made a statement, took no part in the debate and did not vote. During her statement the following points were raised:

·         There had been a petition including 500 signature against the development;

·         The traffic issues were clearly visible on the site visit;

·         Whitchurch Town Council were against the application;

·         The landscape to the canal would be spoilt by the application; and

·         The site was outside the development boundary for Whitchuurch.

In response to concerns, the Principal Planning Officer clarified the situation in relation to SAMDev, explaining that it was not this site in Wrexham Road that was removed. It was further explained that the site in Wrexham Road that was removed was not due to highways issues alone but rather because other sites in Whitchurch were more achievable.

During the ensuing debate Members raised concern regarding highway safety issues, stating that the road would not satisfactorily serve the development and the junction at Chemistry and Wrexham Road was inadequate and dangerous. Members also referred to Policy CS6 of the Core Strategy in terms of the local context and character of the area, and concern was raised in relation to the access, density, scale and layout of the proposed development.  

In response to concerns raised regarding highway safety, the Principal Planning Officer, stated that although the issues might be considered severe locally, the Highways Officer had advised that the issues did not result in severe cumulative impact to warrant refusal of the application.

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

          RESOLVED:

That Members were minded to refuse Outline Planning Permission against the Officer’s recommendation in view of concerns in relation to highway safety and the access, density, scale and layout of the scheme.

A further report, on reasons for refusal, would be considered at a future meeting of this Committee in accordance with Shropshire Council’s Constitution.