Agenda item

OS Field Number 0349 Manor Road, Easthorpe

 

Applicant: Breydon Construction

Location: OS Field Number 0349, Manor Road, Easthorpe

Proposal: Erection of up to 18 dwellings with associated access, drainage infrastructure and amenity open space.

 

(a)          The Applications and Advice Manager presented the report and stated that:

This application seeks outline planning permission for up to 18 dwellings with associated access, drainage infrastructure and amenity open space. The details of the access have been submitted for approval at this stage, all other details would be subject to a separate reserved matters application.

Since the publishing of the report, there have been several updates received.

The Conservation Officer has submitted his comments to the proposal, members will have seen these in full but to summarise the comments conclude that conservation recognises the viability of development in this location and does not object to the principle of new housing in this location.  Development along the fringes of the application site would represent a logical continuation of the surrounding urban grain, while additional plots, reduced in size, could be located t the immediate rear of the street facing properties in the style of agricultural outbuildings.  However it is clear this would not amount to 18 dwellings and  recommends that a significant reduction in the number of units is agreed, and the harmful density of the scheme addressed, before any approval is granted.

Archaeology have also commented further on the submitted information, the site has since been subject to trial trench evaluation, which identified remains of contemporary date to the scheduled monument to the immediate north.  It is recommended that this information is provided by the applicant to inform bot the current determination and any further detailed layout and landscaping designs for the site.  In principle archaeology do not object to the application, provided an appropriately worded condition is applied to any permission granted.  However, they would advise that the application should seek to preserve main in situ where possible, in combination with the use of landscaping and public open space.  Where it is not possible they would expect a level of mitigation to be undertaken.  In this case, it is likely that archaeological area excavation would be the only mitigation appropriate.

Conditions requiring a programme of archaeological work and the submission of a written scheme of investigation and its publication have been requested, these can be found as suggested conditions 12, 13 and 14 within the committee report.

Going back to the application details, the Borough is considered to have a sufficient supply of deliverable hosing sites in line with current planning guidance.

It is considered that balanced against the positive elements are the specific concerns raised in representations, particularly the development of the site from its greenfield state and the impact on the character of the rural village and the allocated area of separation, however in conclusion it is considered that on balance of the issues, there are significant benefits accruing from the proposal when assessed as required under the guidance in the NPPF in terms of housing supply and affordable housing in particular.  The balancing issues, development of a green field site and the area of separation are considered to be of limited harm.

 

This is because, in this location the site benefits from a range of services in the immediate vicinity and nearby which mitigate the extent to which travel is necessary and limits journey distance, the character of the site provides potential for sympathetic design, careful landscaping, biodiversity and sustainable drainage opportunities, the site is also allocated for development in the submitted Melton Local Plan, albeit for a reduced number to that proposed.

As such the application is recommended for approval subject to conditions as set out in the report.

 

(b)  Cllr Bob Bayman, on behalf of the Parish Council, was invited to speak and stated that:

·         Description of Easthorpe as a rural hub is incorrect

·         No facilities – closest is Bottesford

·         Hamlet of 77 homes with 8 more being built. This application will mean a growth of 33% which is too much

·         1 layer deep hamlet – this application will create more depth

·         Within area of separation

 

A Cllr asked what stage of the Neighbourhood Plan has reached.

 

Cllr Bayman stated they are at consultation stage.

 

(c)  Joanne Althorpe, the agent, was invited to speak and stated that:

·         Site allocated for 12 dwellings in emerging Local Plan

·         Application informed by technical evidence and illustrative layout

·         Rounds off the development to the west

·         Mixed dwellings including smaller affordable units

·         Suitable density

·         Screened from scheduled monument and listed buildings

·         Some impact on setting of conservation area although the screening means the impact is less than substantial

·         Historic England stipulated that to limit impact on the monument the existing frontage planting should be retained and access taken from Green Lane, which are accounted for

·         Not cramped

·         Deemed appropriate by technical consultees

·         Adds to housing land supply

·         Benefits outweigh harm

·         Addition of affordable housing and open space

·         Close to facilities in Bottesford

 

A Cllr asked for clarification on the range of services available in the immediate vicinity. Bottesford is not immediate.

 

The Applications and Advice Manager confirmed that this was referring to Bottesford.

 

Cllr Chandler proposed to permit the application as the land is pasture land, there is a good mix of houses – 37% of which are affordable. There was an application previously refused on the grounds that the area was unsustainable however it was passed at appeal because of the facilities in Bottesford.

 

Cllr Botterill seconded the proposal to permit and stated that it would be a nice development.

 

A Cllr noted that whilst they were happy to support, there should be a condition to include a play area as per Policy H11.

 

The proposer and seconder were happy to include this.

 

The Applications and Advice Manager highlighted that condition 3 only provides a mixture of types and affordable housing needs adding in as a condition.

 

A vote was taken and it was unanimously decided that the application should be permitted.

 

DETERMINATION: PERMIT, subject to the conditions as set out in the report and an additional conditions:

 

The reserved matters as required by condition 2 above, shall provide full details of an on-site play area (including grass seeding/turfing, planting, fencing, safety surfacing, play equipment, seats, litter bins and lighting). The approved play area shall be so retained solely for the purpose of children's recreation.

 

The reserved matters as required by condition 2 above, shall provide for a mix of types and sizes of dwellings that will meet the area's local market housing need, the proposal shall include the agreed 37% contribution to affordable housing.

 

REASONS: The Borough is considered to have a sufficient supply of deliverable housing sites in line with current planning guidance, with the most recent evidence pointing to more than seven years.

 

Affordable housing provision remains one of the Council’s key priorities. This application presents some affordable housing that helps to meet identified local needs. Accordingly, the application presents a vehicle for the delivery of affordable housing of the appropriate quantity, in proportion with the development and of a type to support the local market housing needs.  Easthorpe is considered to be a relatively sustainable location in close proximity to Bottesford therefore having access to employment, health care facilities, primary and secondary education, local shops, and regular bus and train services.  It is considered that there are material considerations that weigh in favour of the application.

 

There are a number of other positive benefits of the scheme which include surface water management in the form of a sustainable drainage. 

 

It is considered that balanced against the positive elements are the specific concerns raised in representations, particularly the development of the site from its green field state and the impact on the character of the rural village and the allocated area of separation.

 

In conclusion it is considered that, on the balance of the issues, there are significant benefits accruing from the proposal when assessed as required under the guidance in the NPPF in terms of housing supply and affordable housing in particular.  The balancing issues – development of a green field site and the area of separation – are considered to be of limited harm. 

 

This is because, In this location, the site benefits from a range of services in the immediate vicinity and nearby which mitigate the extent to which travel is necessary and limits journey distance, the character of the site provides potential for sympathetic deign, careful landscaping, biodiversity and sustainable drainage opportunities, the site is also allocated for development in the submitted Melton Local Plan.