Outline application (access for approval) for mixed residential development.

The Principal Planner introduced the application and confirmed Members had undertaken a site visit the day before and had viewed the site and assessed the impact of the proposal on the surrounding area.  With reference to the drawings displayed, he drew Members’ attention to the location, tree removal and root protection plan.  He confirmed that the applicant had agreed to Conditions Nos. 2 and 3 being amended to ensure that any application for approval of reserved matters shall be made before the expiration of 12 months and any permitted development shall be begun either before the expiration of two years from the date of any permission or before the expiration of 12 months from the date of approval of the last of the reserved matters to be approved, whichever is the later.

Members noted the additional information as detailed in the Schedule of Additional Letters circulated prior to the meeting and detailing additional comments from a neighbour, agent and Bridgnorth Civic Society.

By virtue of the amendment made to Shropshire Council’s Constitution, as agreed at the meeting of Full Council held on 27 February 2014, Councillor John Hurst-Knight, the local Ward Councillor, made a statement and then left the room and took no part in the debate and did not vote on this item.  During his statement, the following points were raised:

·         He commented and expressed concern that many of the trees, particularly at the entrance to the site, were the subject of Tree Preservation Orders and would be removed.

Mr M Pugh, a local resident, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees, during which the following points were raised:

·         The site had not been included as a preferred site in the SAMDev process;

·         The Planning Officer had been made aware of discrepancies in the report;

·         The nearest bus-stop was over ½ mile away from the site;

·         The Highways report had been based on the initial tree report;

·         He questioned the ownership of some of the land;

·         Traffic travelling along the road regularly exceeded the speed limit;

·         The site would not be sustainable; and

·         Most residents of Bridgnorth commuted outside the area.

Mr M Parrish, the agent, spoke for the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees, during which the following points were raised:

·         The site would be sustainable and complied with the ethos of the National Planning Policy Framework (NPPF); and

·         The proposal would contribute towards affordable housing and provide economic benefits via a Community Infrastructure Levy.

In response to questions from Members, the Principal Planner explained that the proximity of Oldbury to Bridgnorth had been deemed as being sustainable; and provided clarification on a previous refusal and appeal decision. 

In the ensuing debate, Members noted the comments and concerns of all speakers and the majority of Members supported refusal. 

RESOLVED:

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

·         The proposed development would have a detrimental impact upon the character and appearance of the Oldbury Conservation Area and its setting through the erosion of the rural character of the north eastern approach to the village by built development on this site, and the loss of a visually prominent section of roadside hedgerow and trees. The proposed development would therefore be contrary to Shropshire Core Strategy policies CS6 and CS17 and paragraphs 131, 135 and 138 of the National Planning Policy Framework (NPPF) and these adverse impacts would significantly and demonstrably outweigh the benefits in terms of the site contributing to the supply of housing land in Shropshire.