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

In accordance with his declaration at Minute No. 88, Councillor David Roberts left the room during consideration of this item.

The Area Planning and Building Control Manager introduced the application and with reference to the drawings displayed, drew Members’ attention to the location, indicative layout and access.  He reported a change to the recommendation and explained that Officers were now seeking to secure the provision and retention of the footpath running through Plealey Lane as part of a S106 Agreement.  He also drew Members’ attention to the following: 

·         Additional information as set out in the Schedule of Additional Letters circulated prior to the meeting which detailed further public objections and comments from Longden Parish Council;

·         A further objection which had been received following publication of the Schedule of Additional Letters and which raised similar issues to those in the report; and

·         A letter and photographs from the residents of the Severnside Longmynd View Flats which had been circulated via email prior to the meeting and circulated in paper form at the meeting.

Members had undertaken a site visit that morning and had viewed the site and assessed the impact of the proposal on the surrounding area. 

Mr N Ingham, representing Longden Village Action Group, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees, during which the following points were raised:

·         Longden was a rural community with small scale facilities;

·         Proposal would not be necessary to meet the 5 Year Land Supply;

·         Would not be in keeping with the Village Design Statement – a smaller development would be less intrusive and retain the rural character of the village;

·         The development would extend into the countryside and would fail to accord with H3 of the Shrewsbury and Atcham Borough Plan and adopted Core Strategy Policies, CS4, CS5, CS6 and CS17 and MD1 and MD3 in the emerging Site Allocations and Management Development Plan (SAMDev);

·         Delineation  between the villages would be eroded and potential access points on this site would lead to expansion on this site in the future;

·         Limited employment in the area would necessitate the need to travel to find employment;

·         Suitability and safety of the proposed footpath between garages had raised concern;

·         Approved applications in the area meant that Longden had achieved its housing requirements; and

·         Highway Safety - local roads already suffered from speeding vehicles.

Councillor N Evans, representing Longden Parish Council, 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 Parish Council had undertaken consultation on three occasions to inform SAMDev, Village Design Statement and Parish Plan and the majority of residents had said no to development on the northern side of the area; and

·         Requested that the S106 should include provision for the footpath through the garages and the footpath on the western side of the site should be removed.

Ms H Howie, 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:

·         Proposed development would be in accordance with SAMDev and the Plan had identified Longden as a Community Cluster;

·         The Plan indicated that no individual site should be no more than 10-15 houses – the application site would accommodate 14 homes so would be in accordance with the Plan;

·         No highway or technical objections had been raised;

·         Negotiations for the creation of a footpath link had been undertaken with Severnside Housing Association and SHA had also agreed to take on the affordable housing; and

·         This was an outline application, would be sustainable and in accordance with SAMDev and the NPPF.

In accordance with Council Procedure Rules (Part 4, Paragraph 6.1) Councillor Roger Evans, as local Member, participated in the discussion but did not vote. During which he raised the following points:

·         Notification of this application had been sent to SHA residents in Severnside Longmynd View only three days prior to this meeting; 

·         He requested that a legal undertaking between the applicant and SHA be negotiated and agreed and included in a S106 Agreement to ensure a footpath is agreed in perpetuity before any planning application is agreed;

·         In Longden Parish there was currently agreed planning permission for 44 dwellings;

·         This was a sloping site and would be very visual and stand out in the landscape; and

·         There was already concerns with regard to speeding in this area.

In response to comments and concerns, the Area Planning and Building Control Manager reiterated that this was an outline application; landscaping would be dealt with at the Reserved Matters stage; Members could request that any Reserved Matters application should be brought back to this Committee for determination; in order to maintain adequate privacy it would not be possible to develop the current application site for significantly more than the dwellings indicated in the report; the current application would be in accordance with the SAMDev submission of the Parish Council; the issue of the provision of the footpath would be adequately covered by the S106; and no highway objections had been raised with regard to this current application. 

In the ensuing debate, Members considered the submitted plans and noted the comments of all speakers. 

RESOLVED:

That this application be deferred to a future meeting to enable the following:

·         The tenants of the Longmynd View flats (Severnside Housing Association) to be consulted on the application;

·         Legal clarification to be sought and provided on the footpath/access walking link to Plealey Lane through the adjacent housing association garages site; and

·         For a Highways Development Control Officer to be in attendance.

(At this juncture, the meeting adjourned at 4.10 pm and reconvened at 4.18 pm.)