Agenda item

Daybells Farm, Bottesford

Applicant: Mr H Daybell

Location: Daybells Farm, Bottesford

Proposal: Outline application for the erection of 18 dwellings and associated infrastructure.

 

(a)  The Planning Officer (JL) presented the report.

 

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

·            Provision of smaller homes is welcomed

·            Close to heart of village and amenities

·            Footpath will be maintained

·            41 homes too many, should be agreed at current state

 

(c)  Danny O’Connell, an objector, was invited to speak and stated that:

·         Adverse impact on neighbouring properties

·         High density

·         Neighbouring properties overlooked

·         Distance less than 17m

·         Too small an area

·         Limited garden amenity space

·         Defer application to prepare revised site plan

·         No. of dwellings should be decreased

 

A Cllr asked the location of neighbouring houses from the location boundary.

 

Mr O’Connell stated it was 12m in some cases.

 

(d)  Herbert Daybell, the applicant, was invited to speak and stated that:

·         Low density proposal

·         Footpath remains

·         Landscaped amenity area

·         Central location near local amenities

·         No concerns from technical consultees

·         Highways satisfied

·         Addresses needs of village

·         Mix of bungalows and houses, and affordable homes

 

A Cllr asked how the neighbours’ boundary concerns can be satisfied.

 

Mr Daybell stated that the application is indicative and can be revised.

 

A Cllr asked if a play area was included.

 

Mr Daybell confirmed he was happy to include one.

 

The Planning Officer (JL) stated that the housing mix and layout is not finalised and condition 4 stated that the reserved matters application needs to provide a mix of size and type. The layout is only indicative and needs to be confirmed.

 

The Assistant Director of Strategic Planning and Regulatory Services stated that there is no requirement in law to demonstrate the capacity but the decision needs to be reasonable so we need to be satisfied the quantity can be accommodated, whether or not by the indicative layout. The Committee can use its judgement to determine if the site is capable of providing 18 dwellings.

 

Cllr Holmes proposed to permit the application as the site is close to amenities.

 

Cllr Posnett seconded the proposal to permit as it is well thought out and the closeness to amenities is what is needed.

 

A Cllr had concerns on the affordable housing and the size of the properties.

 

The Assistant Director of Strategic Planning and Regulatory Services stated that housing associations only take on houses built to prescribed standards.

 

A Cllr asked for clarification on the figures for education as it was previously 672 places but is now 720.

 

The Planning Officer (JL) stated that the updated figures were received that day. They have moved on because of other permissions granted in the intervening period.

 

A Cllr asked if the proposer and seconder would consider adding a condition to find a solution for the neighbouring properties as the gardens are too close and this will affect the amenity of those properties. It is also important to have a good housing mix.

 

The Assistant Director of Strategic Planning and Regulatory Services advised that a condition could be applied stating the reserved matters application must not show any houses within 10m of the boundary.

 

A Cllr asked if a play area could be included.

 

A Cllr responded that there is a football field and play area within a few yards, and a big play area within 30/40 yards of the development.

 

A Cllr asked if condition 4 regarding the housing mix could be strengthened and refer specifically to 2 and 3 bed homes.

 

Cllr Posnett stated that she did not think this was necessary and could be looked into at reserved matters stage.

 

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

 

DECISION: PERMIT, subject to:

(a)       The completion of an agreement under S106 for the following:

 

(i)            Affordable housing provision for 7 units.

(ii)  Contribution to facilitate the increased capacity of Bottesford Belvoir High School of £53,807.27

 

(b) Conditions, as set out in the report

 

REASONS: 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. Bottesford is considered to be a highly sustainable location having access to employment, health care facilities, primary and secondary education, local shops, and regular bus and train services.  It is considered that these are material considerations that weigh in favour of the application. In addition to this, the application site forms part of BOT1, a proposed allocated site in the emerging Local Plan and will help to deliver housing in the Borough.

 

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

 

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.

 

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 impact upon character are considered to be of limited harm. 

 

This is because, in this location, 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.