Agenda item

1 UNIQUE - Policy and landscape character

The proposed residential development of 36 dwelling units is contrary to the Council's general planning policy which requires:

i) that so far as possible future development should in the main be concentrated in established settlements as this is considered in the best interests of the public from the point of view of economy in the provision of services of all kinds and in land use, the preservation of rural amenities and the conservation of agricultural land and because it is only in this way that balanced communities can be achieved.

ii) that in rural areas development is only likely to be permitted within the approved limits of development of specified villages and within the village envelope of other villages where such envelope is limited and well defined and where there is no valid planning objection.

iii) the site lies within a countryside area and having regard to the unsatisfactory nature of the proposal such as in plot relationships and provision of screening enclosures to the site created would lead to a progressive detraction by this arbitrary intrusion into the rural character of the area and would therefore be detrimental to the visual amenity of the area, the rural landscape and to the general amenities of the locality.

iv) no overriding local need or special circumstances exist, including the present shortfall in housing land allocation provision, to warrant any departure from the planning policies of the Local Planning Authority.

The proposal is therefore contrary to Policies GS1, GS2, H11, H13, DC1, DC6, NE4, and NE9, of the local plan and paragraphs 14, 34, 37, 47, 49, 50, 57, 60, 61, 109, 111 and 115 of the NPPF.

2 UNIQUE - Lack of information - Highways

The proposed layout of the part of the development serving the 12 retirement dwellings for occupiers over 55 years of age does not meet the standards for adoption for residential roads (including parking provision, turning heads, manoeuvrability and access for servicing, deliveries and emergency vehicles) and would lead to a substandard provision therefore the proposal is contrary to Policies DC1, DC5, and DC7 of the local plan.

3 UNIQUE - Refusal Reason lack of 106

The proposed development would generate the requirement for contributions both on site for affordable housing and off-site for highway works, education, social service, leisure and arts, waste management and towards police services, which have not been entered into. Without such provision the proposal would be unacceptable. The lack of this requirement in contrary to policy DC8 of the local plan and paragraphs 203 to 206 of the NPPF.