Agenda and minutes

An apology for absence was received from Councillor Browne and Councillor Siggy Atherton was appointed as his substitute.

It was noted that Councillor Cumbers was not present at the start and was on her way to the meeting.

To confirm the minutes of the meeting held on 30 March 2023

The minutes of the meeting held on 30 March 2023 were approved as a true record.

Members to declare any interest as appropriate in respect of items to be considered at this meeting.

Application 21/01134/FUL – 2 Mill Lane, Long Clawson

Councillor Thwaites declared a non-pecuniary interest as the agent who was speaking on the above application was his neighbour and he had not discussed this nor any applications with him.

Canal Lane, Hose

The Senior Planning Officer (AC) addressed the Committee and provided a summary of the application and advised that 2 further letters of representation had been received raising which raised concerns about the viability report that had been submitted and also concerning contributions to the local village facilities. The viability appraisal had already been fully assessed within the report and with respect to the local village facilities the contributions had been previously secured at the outline stage so this was not for consideration as part of this application. The application was recommended for approval for the removal of condition 4 subject to conditions and a Deed of Variation.

Responses to Member queries were as follows:

·         The viability analysis set out that the profit would be below the viability threshold for this development

·         If the application was refused, the decision could be appealed by the applicant and based on the figures given in the report, it was likely the Planning Inspector would apply significant weight on the viability test

·         The affordable housing allocation could initially be ring-fenced for Hose

·         There was an initial viability study in 2019 at the outline stage which was based on generic costs and the independent assessor considered that profitable. However the latest assessment was more robust and with detailed figures and independent assessor now advised that the development was not viable

Pursuant to Chapter 2, Part 9, Paragraphs 2.8-2.28 of the Council’s Constitution in relation to public speaking at Planning Committee, the Chair allowed the following to give a 3 minute presentation:

Adrian Kerrison, Agent Plumtree Homes LLP

Following the speaker’s presentation, the following points were noted:

·         The 10 per cent referred to was gross profit 

·         There were £680k of abnormal costs which included significant cut and fill to help alleviate the 6 metre slope from the top corner to the bottom corner that required several plateaus, new rising mains to be installed, a large attenuation pond, there was a road widening scheme required by the County Council, archaeology works, various other works such as a newts issue that had been resolved

·         Market forces over the past 2/3 year had led the 55 per cent increase in costs

·         In 2019 although the independent assessor considered the site was viable, the developer felt sceptical and did not consider the affordables deliverable in the form required by the Council. They were negotiating for a more viable option of a smaller number of 80 per cent market value homes and they had never signed off on the affordable housing requirement

·         Since then costs had increased hence the current viability analysis that had been verified by the independent assessor

·         The agent advised that they had made it clear from the outset that 42 percent was not achievable

·         The land had been purchased in 2019 and the outline application was submitted in 2020

·         They were a small high  ...  view the full minutes text for item PL5

2 Mill Lane, Long Clawson

The Senior Planning Officer (AC) addressed the Committee and provided a summary of the application and advised that 3 further letters of objection had been received which raised concerns around flooding, access, traffic, footpath to the village and that not everyone was notified of the application. All of these matters were assessed within the committee report and he confirmed that everyone that was required to be notified was notified and a site notice and a press notice was also posted. The application was recommended for approval subject to conditions as set out in the report.

The Senior Planning Officer advised that the building to the south-west corner of the site on the neighbour’s boundary was a gym/games room which had planning permission.

Pursuant to Chapter 2, Part 9, Paragraphs 2.8-2.28 of the Council’s Constitution in relation to public speaking at Planning Committee, the Chair allowed the following to give a 3 minute presentation.

Rob Hughes, Agent, Hughes Planning

During debate the following points were noted:

·       The Ward Member drew the committee’s attention to the Parish Council’s concerns and that there had been 3 flooding events in Long Clawson in recent years and the Councillor requested that it be recorded that the statutory bodies and the County Council had not dealt with these flooding issues. On the principle of development on the site, there was still a concern regarding the impact on the Neighbourhood Plan view with this proposal

·       There was concern at new matters being raised by the Ward Councillor from previous applications which were not part of this application and therefore it was difficult for new Members without this knowledge to deal with that information

·       The Planning Development Manager confirmed that previous discussions had been held on the design, impact and drainage but there was one single reason for the refusal which was the impact on the view. The report was balanced and covered all matters and this new application had overcome the reason for refusal therefore there was no other reason that would warrant its refusal

·       The Senior Solicitor advised that this was a new application and although the previous reason for refusal had been concerned with the impact on the view, that did not prevent the committee from reviewing the whole application

·       With regard to flooding, the Senior Planning Officer advised that there was a site specific flood risk assessment which included a drainage strategy and technical note which the applicant had commissioned in response to public and Parish Council concerns and this had been submitted to the Lead Flood Authority, Severn Trent Water and the Environment Agency and they had all advised they had no objections to these proposals. He confirmed that the strategy would improve and control the current water flow

·       The Ward Member was  ...  view the full minutes text for item PL6

Crossroads Farm, Eastwell

The Planning Officer (HW) addressed the Committee and provided a summary of the application and advised that work had begun on site. Formal comments had been received from the highway authority with no objection.

The applicant was an elected member, Councillor Hewson. The constitution therefore required that this application be determined by the Planning Committee.

There were no public speakers.

During debate the following points were noted:

·       There was concern that the works had started

·       The Senior Solicitor advised that a decision was required regardless of whether the works had started

·       This simple application was before the committee for reasons of transparency as the applicant was a Councillor

Councillor Evans proposed that the application be approved. Councillor Glancy seconded the motion.

RESOLVED

That the application be APPROVED as submitted.

(Unanimous)

REASONS

The proposed external materials are considered appropriate to the site context and are of a high quality which would enhance the setting of the adjacent listed buildings. Surface water runoff would be directed to an existing open water body which is identified as option 2 in the drainage strategy set out in the National Planning Practice Guidance.

Foul sewage would be directed to package sewage plants within the site which is considered to be an acceptable approach where no access to mains sewage is practicable. The construction traffic management plan provides details of the routing of construction traffic and details of mitigation measures which would ensure highway safety.

To consider any other business that the Chair considers urgent

There was no urgent business.