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

The Principal Planner introduced the application and with reference to the drawings and presentation displayed, drew Members’ attention to the location, indicative layout, access and a letter from Severnside Housing which confirmed their agreement to enter into an easement to provide a pedestrian footpath link through the garage site that was currently owned by Severnside Housing. 

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

Ms J Ingham, representing Longden Village Action Group, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

Councilllor N Evans, representing Longden Parish Council, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

Ms A Henson, the agent, spoke for the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

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

·         He welcomed the proposal to remove the footpath to the west of the development;

·         He reiterated that a cast-iron agreement should be in place to ensure the provision of the proposed pedestrian footpath link though the garage site;

·         The development would sit at the gateway to the village and would have a negative impact on the rural aspect and appearance of the village; and

·         The proposal would lead to further congestion, noise disturbance and exhaust fumes.

In response to questions from Members, the Area Planning Manager reiterated that this was an outline application for access only with all other matters reserved for later consideration and, at this stage, the number of dwellings was not under consideration; a Section 106 Agreement would ensure the footpath in perpetuity, but Members could determine that any request by the applicant to vary the Section 106 Agreement should be determined by this Committee; a condition could be attached to any permission to limit the number of dwellings on this site; and planning permission would not be issued until the Section 106 Legal Agreement has been agreed by all parties.  The Principal Planner provided clarification on the position to date regarding the Site Allocations and Management Development Plan (SAMDev) and explained that even when SAMDev had been adopted sites that were considered to be sustainable would have to be considered and Development Management Policy MD3 would allow for some increase in the number of dwellings.  The Area Highways Development Control Manager (Central) provided clarification on highway issues and the adequacy of the access/junction arrangements and visibility splays.

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

RESOLVED:

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

·         The proposed development would fall in open countryside, would be visually intrusive on the approach to the village and have an adverse impact on the character and appearance of the settlement, landscape and the surrounding countryside as a whole.  Accordingly the proposal is considered contrary to Shropshire Core Strategy Development Plan Policies CS4 and CS5 and Longden Village Design Statement.  As such the adverse impacts of granting permission are considered to significantly and demonstrably outweigh any benefits when assessed against the policies in the National Planning Policy Framework taken as a whole.