Outline application (access for approval) for mixed residential development; alterations to existing vehicular access; works to existing highway.

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

The Principal Planning Officer noted the significant local objection to the proposed development and reported that the Parish Council, at an extraordinary meeting held on 23^rd August 2014, agreed to reverse the decision made at the 24th June meeting and now objected to the application. She explained that the Highways Officer had advised that if permission was granted an additional condition would be required in relation to the proposed mini roundabout and detailed a further additional condition advised by the Coal Authority.

Mr Julian Francis, Chairman of the Trefonen Rural Protection 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:

·         They were concerned by the weight given by the Case Officer in relation to boosting housing numbers and believed the National Planning Policy Framework had been misinterpreted;

·         A 5 year land supply had been proved in the approved Site Allocations and Management Development DPD submission;

·         The Officer’s report acknowledged that Trefonen had not been put forward as a Hub or Cluster;

·         There was no economic justification for building in Trefonen;

·         They challenged the view that additional housing would automatically bring children of primary school age to the village;

·         The important rural character of the village had been underplayed by the Case Officer; and

·         The proposal would block views of Offa’s Dyke and remove a final green wedge of open space.

Councillor Tony Cheetham, 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:

·         Over 200 residents had attended the Parish Council meeting when the application was discussed;

·         There was a strong feeling of objection to the application;

·         The proposal would have a negative impact on the village;

·         Concern was raised in relation to the pinch point which Members observed at the Site Visit;

·         The development would increase traffic in the village;

·         The proposal would not preserve the rural character of  the village; and

·         Concern had been raised in relation to potential unrecorded mine shafts on site.

Mr Stuart Taylor, agent for 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 development of the site would increase the sustainability of the village, especially the school;

·         The applicant had agreed to a shorter timescale for the development to commence to avoid concerns relating to land-banking;

·         The proposal would provide smaller, low cost dwellings for young families; and

·         Only limited weight could be given to the as yet unexamined Site Allocations and Management of Development DPD.

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

·         As seen at the site visit today, the site was in an area of open countryside;

·         Development of the site was contrary to the 2014 Parish Plan;

·         At a meeting on 23^rd August 2014 the Parish Council rescinded a previous decision and now objected to the application;

·         The strength of objection in the village was unprecedented;

·         The size of the development was not in keeping with the area;

·         The size of the village had doubled in previous years, mostly in the last twenty years;

·         The development would harm the unique character of the area;

·         There were limited services available in the village;

·         Trefonen had not been put forward for development in the approved Site Allocations and Management of Development DPD;

·         A group had been formed to safeguard the rural character of the village; and

·         The development would block views of Offa’s Dyke and have a detrimental impact on the village.

During the ensuing debate Members of the Committee indicated that the proposed development was contrary to both current saved policies of the Oswestry Local Plan and emerging policies in the Site Allocations and Management of Development DPD and would have an adverse impact on the rural character of the village. Additionally Members commented that Trefonen was not a sustainable location for development due to the limited number of services.

The Principal Policy Specialistadvised that limited weight could be given to these policies in view of the age of the saved policies and the fact that the emerging policies were subject to unresolved objections and had not yet been subject to examination in public.

Having considered the submitted plans for the proposal Members of the Committee unanimously indicated that the harm resulting from the development would significantly outweigh the benefits of the proposed development and expressed their objection to the proposal.

RESOLVED:

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

1.      It was acknowledged that the housing proposed by the development would contribute economically and socially by boosting the housing supply to which significant weight was given. However it was considered that this was outweighed by the harm identified. Furthermore weight was given to the fact that the proposed development was not plan led being contrary to both current saved policies of the Oswestry Local Plan and emerging policies in the Site Allocations and Management of Development DPD albeit that limited weight was given to those policies in view of the age of the saved policies and the fact that the emerging policies were subject to unresolved objections and had not yet been subject to examination in public. It was considered that the development of this site would have an adverse impact on the intrinsic rural character and beauty of the village, take up a visually valuable green space, be development on valuable agricultural land and not contribute towards conserving and enhancing the natural environment contrary to policies CS5 and CS6 of the Shropshire Core Strategy and the NPPF.  It was not considered that this development in the settlement was sustainable due to the limited number of services available to future residents in Trefonen and the consequent need to travel to access services but with limited public transport, and opportunities for non-car based travel to do so.  The harm resulting from the development would therefore significantly outweigh the benefits of the proposed development and would fail the environmental role of sustainable development contrary to the National Planning Policy Framework.