Agenda item

PROPOSAL: Outline application for the erection of up to 16 dwellings (all matters reserved except for access).

OFFICER RECOMMENDATION: Permit

60.40        This was an outline application for the erection of up to 16 dwellings with all matters reserved except for access.

60.41        The Planning Officer advised that the application site comprised an agricultural field located to the east of Minsterworth Village Hall and to the north and east of a recent housing development at Ellis Bank Lane to the northern side of the A48.  This application sought outline planning permission for a development of up to 16 residential dwellings, including six affordable houses and associated infrastructure, with all matters reserved for future consideration save for access which would be from the A48 via Ellis Bank Lane.  The indicative layout plan showed how a development could be laid out as a continuation of Ellis Bank Lane.  In terms of the principle of development, the proposal lay within a Service Village but outside of a defined settlement boundary.  It should be noted that the site would fall within the Main Modifications Version Tewkesbury Borough Plan but the application currently conflicted with Policy SD10 of the Joint Core Strategy.  In accordance with Paragraph 11 of the National Planning Policy Framework, and given the Council’s current land supply position, planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the framework as a whole.  It was considered that, whilst the proposal would result in some harm to the landscape by reason of encroachment into the agricultural land, this harm would be clearly and demonstrably outweighed by the social and economic benefits associated with the delivery of up to 16 dwellings within a Service Village location.  On balance, the proposal was considered to be acceptable.  In addition to the comments in the Additional Representations Sheet, attached at Appendix 1, a further condition was recommended to secure biodiversity net gain.  The Officer recommendation was that authority be delegated to the Development Manager to permit the application, subject to any additional/amended planning conditions and completion of a Section 106 Agreement.

60.42        The Vice-Chair in the chair indicated that there were no public speakers for this item.  The Officer recommendation was that authority be delegated to the Development Manager to permit the application, subject to any additional/amended planning conditions and completion of a Section 106 Agreement, and he sought a motion from the floor.  It was proposed and seconded that authority be delegated to the Development Manager to permit the application in accordance with the Officer recommendation.  A Member raised concern regarding the drainage and asked that a condition be included so that adequate provision was made for the new properties.  There had been issues with the drainage in Ellis Bank Lane during the previous week and there was a need to ensure that the new properties did not drain onto farmland as was the case in other areas of Minsterworth.  The Planning Officer advised that condition 18 required details of the proposed drainage works to be submitted to, and approved in writing by, the Local Planning Authority prior to commencement of ground works.  Another Member shared the concerns that had been raised regarding drainage and indicated that he still experienced issues in his Ward despite the Environment Agency saying it was not a problem.  In response, the Planning Officer confirmed that the details would be provided as part of the reserved matters application.  A Member found it very concerning that sewage was being pumped into streams resulting in the contamination of rivers and waterways and yet it seemed to be acceptable to permit planning applications which would exacerbate that.  The Planning Officer advised that it was only possible to deal with the current application and the proposal in this case was for waste water to be treated in a waste treatment plant on site before being discharged rather than sewage discharging directly into the waterways without any controls.  Condition 18 only covered surface water drainage and the Planning Officer advised that a further condition could be added in respect of foul drainage.

60.43        A Member noted from the Additional Representations Sheet that there was an error in the Committee report which stated that the Council could demonstrate a 4.35 year supply of housing; however, that had included three schemes within the Twigworth strategic allocation which contributed to Gloucester City Council’s needs meaning that the actual supply for Tewkesbury Borough was 3.83 years.  The Member believed that these figures were still incorrect and he asked the Planning Officer to look into this following the meeting.  Should the application be permitted, the Member assumed that the electric vehicle charging points would be Mode 4, where charging was through DC electric vehicle supply equipment which meant it was much faster; he felt this was appropriate given increasing fuel costs and the Council’s green agenda.  The Planning Officer drew attention to condition 21 which required details of the electric vehicle charging facilities to be submitted in the first application for reserved matters.  He explained this was somewhat of a grey area currently as the standards were still to be introduced but he hoped that guidance would be available as to the requirements for electric vehicle charging points by the time the first reserved matters application was submitted.

60.44        A Member noted that the development would be close to the Village Hall and he asked if it was possible to include a condition for a landscaping buffer in order to prevent potential noise complaints from new residents in relation to events taking place at the Village Hall.  The Development Manager indicated that could be requested as part of the landscaping scheme under reserved matters.  Another Member recognised the Village Hall was quite an old building and he was surprised a contribution was not being sought towards that as part of the Section 106 Agreement.  In response the Planning Officer clarified that would fall under the Community Infrastructure Levy as opposed to Section 106 so no direct contribution would be sought.

60.45        Upon being put to the vote, it was

RESOLVED           That authority be DELEGATED to the Development Manager to PERMIT the application, subject to conditions to secure biodiversity net gain and foul drainage and any additional/amended planning conditions and completion of a Section 106 Agreement.