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Planning Committee 22 March, 2018 WD/D/17/000800 Application Number

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Planning Committee 22 March, 2018 WD/D/17/000800 Application Number Planning Committee 22 March, 2018 WD/D/17/000800 Application Number: WD/D/17/000800 Outline Registration Date: 5 April, 2017 Application Site: LAND SOUTH OF FULLERS, BRIDPORT ROAD, BROADWINDSOR Proposal: Outline planning application for the erection of up to 22 dwellings, formation of access, on-site parking provision and associated works (amended scheme) Applicant: Mrs Whyte and Finlay Ward Members: Cllr Mrs J Sewell Case Officer: Robert Burden 1. Summary Recommendation 1.1 Delegate approval to Head of Planning subject to conditions and the completion of a S106 agreement. 2. Description of development 2.1 The site lies on the southern edge of Broadwindsor, on the west side of the B3162 Bridport Road. The 0.86 hectare site comprises agricultural grazing land and includes a bank/hedge which runs east-west across the more southern portion of the site. The site is elevated above the road level by about 2m. The eastern side of the site has a wide ridge which rises from the north site edge rising to the south edge. The western side of the site slopes downwards away to the west. 2.2 The site is bounded to the north by the gardens of the two storey housing in Fullers. The dwellings are of brick with tiled roofs. This boundary is fronted in part by an intermittent ditch, with a c 2m high bank/hedgerow running along to the west. The east boundary fronts the B3162 Bridport Road and comprises a c 3m high bank with a native species hedgerow. Opposite is two storey residential cottage-style development, mainly associated with Redlands Lane. These include local stone, render, with tiled slate or thatched roofs. The southern site boundary is defined by a c 1.8m native hedgerow. There is an existing vehicular access into the field at the south-east corner with a two storey dwelling - Leweston View opposite. An established bank/hedgerow runs roughly east-west across the site in the more southern half of the site. The western site boundary is not currently defined by any physical feature - being simply the edge of the red site area shown. 2.3 This is an outline planning application with all matters reserved, apart from the access to the site which is from the B3162. The application was originally submitted for 32 dwellings. In the light of the comments and responses received the applicant decided to amend the application by reducing the number of dwellings from 32 to 22 but keeping the same site area. The dwellings are suggested as being of two storey design with an illustrative layout provided. 3. Main planning issues · Residential development outside Defined Development Boundary · Housing Land Supply and the "tilted balance" · Sustainability · Effect on Area of Outstanding Natural Beauty and visual amenity · Effect on setting of heritage assets · Foul and surface water drainage · Residential amenity · Ecological issue · Highway safety 4. Statutory Consultations Parish/Town Council 4.1 Comments on original 32 unit scheme: Broadwindsor Group Parish Council has consulted widely on this planning application. The application was discussed at two Council Meetings on 8 May and on 12 June 2017, both meetings were well attended by members of the public. Due to the strength of feeling, an additional public meeting was convened on 30 May. A representative from West Dorset District Council Planning Department and a representative of the applicant were both invited to attend, but declined. The public meeting was attended by over a hundred members of the local community and after a show of hands, the overwhelming majority strongly objected to the application. A copy of the meeting notes has also been submitted with these comments. Broadwindsor Group Parish Council has a duty to represent the views of its parishioners and for this reason, the Council objects to this outline planning application. The Parish Council very much supports the development of Broadwindsor as a vibrant and sustainable community. However, it is important that any development should still allow the village and surrounding area to retain and not compromise its unique character, heritage and natural assets. There is local support for additional housing in the village, most notably affordable housing within a smaller scale development, to support young people and their families. The Broadwindsor Group Parish Community Land Trust was established for this very reason and is working with the community to ensure both a sensitive expansion and genuine affordability. Neighbourhood Planning is a way for local communities to shape the place where they live, giving them a chance to say what they want for their village now and in the future. Although the Neighbourhood Plan for the Grouped Parish Area has not yet been adopted and does not form part of the current Planning policy, the published results of the questionnaire (which had a 60% return rate), states ‘clear opposition to a large development’. The Parish Council is aware that due to the recent approval of a large-scale development within the West Dorset area, there is no longer a shortage of housing land supply There have been many well-presented and detailed submissions from parishioners in response to this application, much to the credit of members of the local community who have taken the time to read, consider and research as well as engage with others in the village. The Council’s corporate view will seek to summarise rather than duplicate these comments. Broadwindsor Group Parish Council would ask West Dorset District Council to consider the following factors when considering this application. AREA OF OUTSTANDING NATURAL BEAUTY The land in question lies within an identified Area of Outstanding Natural Beauty (AONB) and as such should be protected as a special place. Any development will inevitably impact on the attraction of Lewesdon Hill, an ancient hill fort which is a National Trust Property. The Parish Council has noted that Dorset AONB has not been included as a statutory consultee for this application and believes that their input is extremely important. RESIDENTIAL AMENITY The proposed development will result in a dramatic change in the residential amenity of properties bordering on the development, in Fullers, Redlands Lane/Bridport Road and Lewesdon View. These homes and gardens provide much enjoyment for their occupants, including peace and quiet, sounds of nature, absence of light pollution and privacy. Given the topography of the site, any development would be elevated and for the most part (especially along the boundaries with existing properties) any dwellings at all, and certainly any higher than single storey, would be oppressive and result in a loss of privacy. NATURE CONSERVATION The land in question provides a unique habitat for a diverse range of wildlife and the proposed development will have a detrimental effect on this wonderful ecosystem. A detailed description of the habitat has been provided by Mr. Kevin Brookes, within his correspondence submission. SEWERAGE INFRASTRUCTURE AND DRAINAGE The current sewerage infrastructure serving Broadwindsor is completely inadequate and not fit for purpose. Additional dwellings will serve to increase the burden on this failing system. Major improvements to the infrastructure are needed. There is also deep concern that surface water run-off which if allowed to enter the stream to the west of the development will significantly increase the risk of property flooding. As a consultee, Dorset Highways Flood Management Team has stated that based on the limited information provided to them, that they recommend that a holding objection be applied to the application, pending the supply and acceptance of further clarification and outline of a deliverable scheme of surface water management. HIGHWAYS The development will inevitably adversely affect highway safety. Access from the proposed development onto the B3162 would be extremely dangerous due to limited visibility. The Parish Council does not believe that this is a viable access point. Approaches to Broadwindsor in all directions involve narrow, single-carriageway stretches of road used regularly by agricultural vehicles, milk tankers and the occasional bus. A new development of this size would bring upwards of forty vehicles to those roads together with the assorted delivery vehicles of daily life. The narrowest width of the carriageway in the vicinity of the site is barely 5.5m, the minimum required to enable all types of vehicle to pass each other. It will not be possible to protect the mature hedge, maintain the road width and create a pavement that is wide enough to allow pedestrians to walk in safety. There is deep concern that Redlands Lane will be used as a short cut for vehicles between the proposed site heading towards/from Beaminster, this will be dangerous for local residents in particular children who live and use Redlands Lane. The Design and Access Statement does not quantify the number of allocated parking spaces for the development, only seven properties are shown to have garages. There needs to be parking provision for in excess of sixty vehicles as most households will have two vehicles; necessary in an area such as Broadwindsor for residents to be able to access wider facilities. LOCAL INFRASTRUCTURE There was much concern about the ability of the local infrastructure to cope with the increase in population in terms of transport, school, highways and health service provision. Parish Council Comments on revised 22 unit scheme: Broadwindsor Group Parish Council has once again consulted widely on this application and carefully reviewed the revised supporting documentation. There is strong opposition to this application within the community, not just from those living close to the site but from across the Grouped Parish area and a real sense of disappointment that the applicant has not chosen to engage with local people. The Parish Council has a duty to represent the views of its parishioners and for this reason, the Council objects to this outline planning application.
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