Outline application (access for consideration comprising formation of two vehicular accesses off A4169 road) for the development of (up to) 1,000 dwellings; retirement village; employment land comprising classes B1(A), B1(C), B2 and B8; retail and other uses comprising classes A1, A2, A3, A4, A5, D1 and D2;  allotments, sports pitches, a railway link, leisure uses, primary/nursery school, a park and ride facility, walking and cycling routes, and associated landscaping, drainage and infrastructure works

The Principal Planner introduced the outline application for the for the development of (up to) 1,000 dwellings; retirement village; employment land comprising classes B1(A), B1(C), B2 and B8; retail and other uses comprising classes A1, A2, A3, A4, A5, D1 and D2; allotments, sports pitches, a railway link, leisure uses, primary/nursery school, a park and ride facility, walking and cycling routes, and associated landscaping, drainage and infrastructure works and with reference to the drawings displayed, drew Members’ attention to the location, layout and elevations and the Developing Highways Manager outlined changes to the highway system and other mitigation works.

Members attention was drawn to the information contained in the schedule of late representations and to the statement from Simon Harris which had been circulated prior to the meeting

Mr David Turner made a statement against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Mr Simon Heath made a statement against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Mr Stephen Mulloy made a statement against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Cllr Simon Heath made a statement on behalf of Buildwas Parish Council against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Cllr Mark Thorn made a statement on behalf of Leighton and Eaton Constantine Parish Council against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Cllr Duncan White made a statement on behalf of Much Wenlock Town Council against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Councillor Dan Thomas, adjacent Ward Councillor, made a statement against the application in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees

Councillor Claire Wild, local Ward Councillor made a statement against the application in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees. 

In response to a question from Councillor Wild around the percentage of housing to be built on the greenfield part of the site and the effect of this on the viability assessment, the Principal Planner informed the committee that indicative plans showed that around 45% of the housing would be built on the greenfield portion on the site but that this would only be confirmed when a reserved matters application was received.

In response to a question from Councillor Wild asking for assurance that the promised levels of affordable housing would be delivered, the Principal Planner reassured members that the situation was not set in stone and reminded members of the information from Homes England which may present the opportunity to obtain funding that may provide more affordable housing on the site, and also reminded them that the may be further opportunities during the viability reviews to increase the amount of affordable housing.

Stuart Ashton spoke in support of the proposal on behalf of the applicant in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

In response to an observation from Councillor Parsons and following circulation of an email to Members by Mr Mulloy during the meeting the Principal Planner reassured the committee that the advice provided by the Council’s viability consultant was independent and the consultant had no conflict of interest.

Several Members expressed disappointment that nothing appeared to have been done to address the concerns raised at the last meeting especially in respect to highways concerns, healthcare provision and the levels of affordable housing.

RESOLVED:

That contrary to the Officer recommendation planning permission be refused for the following reasons - 

The application does not provide adequate funding to mitigate concerns about the effect of the proposed development on highway infrastructure, particularly at Much Wenlock, and also healthcare provision. Additionally, the 5% level of affordable housing falls significantly below the requirements of Core Strategy Policy CS11 (20%) and is considered inadequate for a significant development of this nature. Accordingly, the development is considered to be unsustainable and in conflict with development plan policy. (Core Strategy Policies CS6, CS7, CS8, CS9, CS11; SAMDev policies MD2, MD8)’. 

Councillors Claire Wild and Richard Huffer left the meeting at this point