Agenda item

Outline application for the erection of up to 13 dwellings with associated access.  All other matters reserved.

The officer presented the report and addendum on application P15/V2863/O for outline planning permission for the erection of up to 13 dwellings with associated access.  All other matters reserved. The Potting Shed Nursery, Hinton Road, Longworth, Abingdon.

Consultations, representations, policy and guidance and the site’s planning history were detailed in the officer’s report which formed part of the agenda pack for this meeting.

Longworth Parish Council chairman, Michael Pearce, spoke on behalf of the parish council. The council objected “vehemently” on the following grounds:

·           The proposed application conflicts with policies in its emerging neighbourhood plan.

·           The emerging neighbourhood plan may be a material consideration.

·           The emerging neighbourhood plan had passed through consultation with overwhelming local support.

Richard Kenyon, a local resident, objected on behalf of a group of local residents:

·           The proposed development is not proportionate: it will create a six per cent increase in housing stock.

·           The site is not sustainable as there are few facilities.

Natasha Ireland (JPPC), the applicant’s agent, spoke in support of the application:

·           The Vale does not have a five year housing land supply and the neighbourhood plan is not adopted and therefore carries limited weight.

·           The development provides a number of smaller properties.

·           There are local amenities.

The clerk read out a statement from the ward councillor, Anthony Hayward, the key points are below:

·           The illustrative layout cannot be relied upon to assess the impact on the adjacent conservation area and listed buildings which border the site.

·           The conservation area and listed properties which border to the east are a very important part of the site context.

·           There can be no approval comments from the officer concerned or analysis of the impact upon the listed buildings and conservation area until an actual site layout is to be part of the application.

·           This village has an unusual broken up layout with many wide open spaces between houses, and is part of its character.

·           The site is in open countryside at the western gateway to the village and just outside the conservation area.

·           The harm of such a development is similar to, if not greater, than the appeal site, it is bounded on one side only by housing, it is in effect part of the open countryside that defines the conservation area adjacent.

·           If permission were granted it would destroy this open nature and encourage further development nearby. Indeed there is already an application for 9 units across the road in an open field setting.

·           The sustainability issues are for a site with an irregular bus service which is about to be axed, over the recommended walking distances to an alternative bus service, as well as to local shop and sports facilities. The contributions suggested to support this bus service are not sufficient as the agency have suggested a contribution of 6 times this would be required to support the service, and for only a limited period. Indeed a previous appeal decision quoted a bus stop with regular daily services as being one of the key components of that sites suitability.

·           The feeling in Longworth is strong and indeed they have now gone past the consultation stage in the preparation of their Neighbourhood Plan.

·           The grounds for refusal would be harm to the open nature of the village. Policy GS2 development in the open countryside as at the appeal case, together with HE4 development within setting of a listed building, and H12 development in the smaller villages.

The committee considered the application, with advice from officers where appropriate; the discussion included the following points:

·           Planning policy guidance updated in February 2016: “positively plan to support strategic development needs”: one of the Vale’s strategic development needs is the five year housing land supply.

·           As the Vale does not have a five year housing land supply its housing policies are considered to be out of date and not fit for purpose.

·           Education funding: money is now going to Longworth school and not to John Blandy School.

·           The site would deliver affordable housing.

·           The neighbourhood plan is only emerging and not adopted or “made”.

·           The poplar trees will need management and this will form part of the section 106 agreement.

A motion, moved and seconded for approval, was declared carried on being put to the vote.

RESOLVED: (For: 11; Against: 0; Abstentions: 0)