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Proposed Affordable Dwelling to the North of Green Lane Onibury Shropshire

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Proposed Affordable Dwelling to the North of Green Lane Onibury Shropshire Committee and date South Planning Committee 11 October 2016 Development Management Report Responsible Officer: Tim Rogers email: [email protected] Tel: 01743 258773 Fax: 01743 252619 Summary of Application Application Number: 16/02270/FUL Parish: Onibury Proposal: Erection of affordable dwelling and detached outbuilding; formation of vehicular access Site Address: Proposed Affordable Dwelling To The North Of Green Lane Onibury Shropshire Applicant: Mr & Mrs O Francis Case Officer: Trystan Williams email: [email protected] Grid Ref: 343293 - 278463 © Crown Copyright. All rights reserved. Shropshire Council 100049049. 2016 For reference purposes only. No further copies may be made. Recommendation: Refuse Recommended reasons for refusal: 1. The site is in open countryside and not within or adjoining any recognisable named settlement. Consequently, and notwithstanding the fact that the applicants have been found to fulfil the local connections and housing need criteria for a designated affordable home, the principle of the proposed development is contrary to the National Planning Policy Framework, Policies CS5 and CS11 of the Shropshire Local Development Contact: Tim Rogers (01743) 258773 Proposed Affordable Dwelling To The North Planning Committee – 11 October 2016 Of Green Lane, Onibury, Shropshire Framework Adopted Core Strategy, Policies MD3 and MD7a of the Site Allocations and Management of Devekopment Plan, and the Council's Supplementary Planning Document on the Type and Affordability of Housing. 2. It is acknowledged that, with regard to the three roles of sustainable development, the proposal would provide some economic and social benefits, but having regard to the scale of the development these would be very limited. However by reason of its countryside location with only sporadic existing housing, and its prominence in public views, the development would detract from the essentially open character and visual amenity of the landscape. It would, therefore, not be in accordance with the environmental role of sustainable development set out in the National Planning Policy Framework, and would be contrary to Policies CS5, CS6 and CS17 of the Shropshire Local Development Framework Adopted Core Strategy, Policies MD2 and MD12 of the Site Allocations and Management of Development Plan, and the Council's Supplementary Planning Document on the Type and Affordability of Housing. REPORT 1.0 THE PROPOSAL 1.1 This application seeks full planning permission to erect a two-storey ‘affordable’ dwelling for occupation by named individuals in local housing need. It is also proposed to erect a detached domestic outbuilding and form a new vehicular access off the adjacent public highway. As originally proposed the outbuilding would have comprised a double garage/workshop, plus an office in the ‘half’ storey above, but amended plans show the office omitted and the building reduced to a single storey. Other plans have also been amended slightly to correct inaccuracies on the originals, whilst various draft versions have been submitted to show the evolution of the design. 2.0 SITE LOCATION/DESCRIPTION 2.1 The site is the southwest corner of a paddock fronting the north side of Green Lane, a narrow unclassified road linking scattered communities between the villages of Onibury and Clungunford. The ground falls away from the road towards Brandhill Gutter, a small wooded valley which meets Aldon Gutter a short distance to the northeast. Along the road frontage is a tall native hedge, whilst to the west the site is bounded by a hedge/tree-lined public footpath. Beyond the latter are the extensive grounds of ‘Fairview’, which, along with No. 96 (‘Highfields’) around 130 metres to the east, forms part of a loose ribbon of cottages and smallholdings along Green Lane. Generally, however, the area is characterised by open agricultural land. 3.0 REASON FOR COMMITTEE DETERMINATION OF APPLICATION 3.1 In accordance with the Council’s adopted ‘Scheme of Delegation’ the application is referred to the planning committee for determination since the officer recommendation of refusal is contrary to the Parish Council’s support, and the planning committee chairman considers that the issues raised warrant the committee’s consideration. 4.0 COMMUNITY REPRESENTATIONS 4.1 Consultee comments 4.1.1 Shropshire Council Flood and Water Management – comment: Contact: Tim Rogers (01743) 258773 Proposed Affordable Dwelling To The North Planning Committee – 11 October 2016 Of Green Lane, Onibury, Shropshire Details of the proposed surface water soakaways, to include percolation test results, sizing calculations and a layout plan, should be submitted for approval. A silt trap or catch pit should be installed upstream of the drainage field. Additionally, if the new driveway and parking area would slope towards the highway and have a non-permeable surface, measures to intercept run-off should be detailed. 4.1.2 Regarding foul drainage, full details of the proposed septic tank system are required. These should include sizing calculations, percolation test results and a layout plan. ‘British Water Flows and Loads: 4’ should be used to determine the tank capacity required, and so for a three-bedroom the calculations should use a population equivalent of five, rather than four as specified in the submitted Foul Drainage Assessment Form. 4.1.3 All of these details could be secured by condition. 4.1.4 Shropshire Council Ecology – comment: The application includes a ‘Preliminary Ecological Appraisal’ report prepared by a licensed ecological consultant. 4.1.5 In order to enhance the site’s value for biodiversity bat and bird boxes should be secured by condition, and external lighting should be controlled in order to minimise potential disturbance to commuting or foraging bats. Any planning permission granted should also include informatives regarding the legal status of nesting birds, badgers and hazel dormice, and the method of any trenching works. 4.1.6 Shropshire Wildlife Trust – no objection: Although the application site is close to a number of Local Wildlife Sites, no significant adverse impacts on these is anticipated. The provision of bird and bat boxes would be welcomed. 4.1.7 Shropshire Council Rights of Way: 11/7/16 – objection: The block plan seems to suggest a reduction in the width of the public footpath along the western side of the site. Historically this path was much wider, so any further reduction would not be in the public interest. The developer must ensure that it remains unobstructed and unaltered at all times unless first agreed otherwise by the Rights of Way Team. 4.1.8 14/9/16 – no objection: The amended plans accommodate sufficient width for the public right of way. 4.1.9 Shropshire Council Highways Development Control – comment: No objection subject to the development being carried out in accordance with the approved details, and with appropriate conditions and informatives. 4.1.10 Green Lane is an unclassified, single-track rural road governed by a 60mph speed limit. It forms a network of similar roads west of the A49, and serves scattered farms and dwellings. The application site is currently agricultural land, and the proposal is for a new house with a detached garage and workshop served by a new vehicular access onto Green Lane. Contact: Tim Rogers (01743) 258773 Proposed Affordable Dwelling To The North Planning Committee – 11 October 2016 Of Green Lane, Onibury, Shropshire 4.1.11 The submitted Design and Access statement refers to a previous access from Green Lane into this field. However this is not apparent on site, and it would be preferable for any new access to be positioned well away from the well-used field gate on the opposite side of the road. 4.1.12 The plans would appear to impact on the public footpath to the west. This should be avoided unless improvements would result. Currently the alignment of the proposed house within the plot is contrary to other properties in the area, but if it were to be aligned with the road the outbuilding could then be moved so as to avoid encroaching onto the footpath. 4.1.13 Green Lane itself has a straight alignment at this point, and, with correct visibility splays, any access to the site would have a good view of approaching traffic. Details of the access layout and construction should be secured by condition, as should details of parking/turning areas. The position of any gates should also be controlled in order to avoid obstructing the highway. Additionally, the developer should be advised that the public footpath must not be obstructed or diverted other than by legal order, that the highway must be kept clear of mud and surface water, and that a licence is required for any works on highway land. 4.1.14 Onibury Parish Council – support: The provision of another affordable home in Onibury village is welcomed. 4.1.15 Shropshire Council Affordable Housing: 25/8/16 – comment: The applicants have demonstrated strong local connections to the Onibury Parish Council administrative area. After considering their housing needs and personal circumstances, it is confirmed that the requirements of Shropshire Council’s Supplementary Planning Document (SPD) relating to the ‘build your own affordable home’ scheme are satisfied as follows: The applicants intend to construct a 100m2 (max.) affordable dwelling for occupation as their long-term family home. The dwelling would be subject to a Section 106 agreement prescribing local occupancy criteria and also restricting its potential future sale value. The applicants currently live in rented accommodation in the parish, but a rental property is considered unsuitable for their long-term housing needs and aspirations. Mr Francis is a self-employed tree surgeon and an approved contractor for the nearby Stokesay Estate. He also has a regular contract in Aston-on-Clun and carries out private work in the parish. Given the nature of Mr Francis’ work he requires secure storage for large, high value machinery.
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