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P/2016/1016 Land Off B4393 at Plas Foxen, Four Crosses, Llanymynech

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P/2016/1016 Land Off B4393 at Plas Foxen, Four Crosses, Llanymynech Planning, Taxi Licensing and Rights of Way Committee Report Application No: P/2016/1016 Grid Ref: 327626.5 318295.68 Community Llandrinio Valid Date: Officer: Council: 04/10/2016 Louise Evans Applicant: Messrs W.R.,J.R. & T.J. Bowker c/o agent Location: Land off B4393 at Plas Foxen, Four Crosses, Llanymynech, Powys, SY22 6RG Proposal: Residential development of up to 49 dwellings, erection of garages, formatiion of vehicular access with new estate road and footpaths, provision of public open space and all associated works (outline) Application Application for Outline Planning Permission Type: The reason for Committee determination The application requires a committee determination as it is recommended for approval and is a departure from the development plan. Site Location and Description The site is approximately 2.66Ha in size and is located adjacent to the south eastern edge of the development boundary of Four Crosses (Llandysilio), although it falls within the Community Council area of Llandrinio. The site itself is currently agricultural land. It is relatively flat, with a slight fall from east to west. The Sarn-wen Brook runs along the western and northern boundary of the site and beyond this lies existing residential development and a football field to the north. On the southern edge of the site is the B4393, beyond which lie a sewerage works and further residential properties. To the east of the site is agricultural land. The application is an outline application for the development of up to 49 new dwellings. The development would also include the provision of a new mini roundabout to provide access off the B4393 as well as new adoptable roads within the site. The applicant proposes that 20% of the new dwellings will be affordable. This development has previously been considered by the planning committee under reference P2015 0383. An appeal against non determination is currently pending in relation to this case. The final resolution of the committee in relation to that case was that they were minded to approve subject to conditions and the applicant entering into a section 106 agreement. As an appeal has been lodged, the determination of the application cannot be returned to the Local Planning Authority. The current application has been submitted to allow a decision to be made at a local level rather than by a planning inspectorate. Consultee Response Llandrinio CC 1 The Community Council objects to the above planning application as outlined below and requests the right to speak at the Planning Committee Meeting. 1. Policy GP 1- Development Control This application site lies outside the existing settlement boundary for Four Crosses and Llandrinio and must therefore be considered as a departure from the Plan. It should also be noted that it also lies outside the settlement boundaries in the next Local development Plan which is currently at the pre-examination stage. Any developments outside the settlement boundary should only be considered if it relates to affordable housing. 2. Housing Land Supply Part of the focused changes in the emerging Local Development Plan increases the number of dwellings in Powys to 5,596 of which it is estimated 4500 will be delivered which will meet the housing needs of Powys. This development has been calculated as at least 25% for Large Villages equaling 1250 dwellings. 42 villages have been designated in Powys as Large and therefore approximately 30 dwellings per Large Village. 2 Planning applications have already been received for Llandrinio on sites nearer to the centre of the village for 15 dwellings each and this is beside the site allocated in the LDP for 30 dwellings. Similarly Four Crosses already has a designated site adjacent to the School which has capacity for 32 dwellings. Our Villages are in danger of over-development – the whole purpose of the Unitary and Local development Plans is to provide structure to our Towns, Villages and Hamlets. 3. Contrary to Policy DC9 –Protection of Water Resources Although a 8metre buffer has been stipulated to enable future maintenance of the Sarn Wen Brook no details have been given as to who will organize and pay for this maintenance which will include the removal of the debris when it is cleaned out. The hydrology reports also show that at times of flooding this brook is over 4ft deep which makes it extremely hazardous for children. The same comment also applies to the maintenance of the attenuation pond 4. Contrary to Policy GP4 – Highway and Parking requirements The Community Council regularly receives complaints about the speed of vehicles along the B4393 – the presence of adding a build-out before the roundabout may only cause an extra problem as motorists try to avoid the speed hump. Highways Dept have recently agreed to remove the speed hump by City Lane due to the problems caused by vehicles driving onto the pavement to avoid the speed hump. 5. Inadequate infrastructure The local services cannot cope with this level of additional development – there are no local Dentists, Medical Centre at Four Crosses is struggling to recruit GP’s & residents often have to wait 3 weeks and have to travel to Llanfyllin for an appointment. Llandysilio School would welcome extra pupils but is currently underfunded and reliant on mobile classrooms. Llandysilio CC 2 The Community Council discussed the above application at a meeting held on Thursday 27th October 2016. The Community Council wishes to OBJECT to the above application and request the right to speak at the Planning Committee. Policy GP1 – Development Control The fundamentals of Planning Policy as in the Unitary development Plan and the emerging Local development Plan must be adhered to otherwise we will lose the settlement patterns and nature of our Villages and Hamlets. This application falls outside the settlement boundary and should therefore only be considered for affordable housing only. Housing Land Supply The emerging Local development Plan gives a clear breakdown of how the anticipated growth of 5,596 for Powys in the plan period up to 2026 is to be delivered. This breaks down to 1250 dwellings for the 42 Large Villages of Powys which equates to 30 dwellings per village. Another application has also been received for Four Crosses which proposes 30 dwellings again outside the development boundary. Any development should be within the designated boundary. Policy DC9 – Protection of Water Resources The development site runs alongside the Sarn Wen ditch which is an important drainage feature for the village of Four Crosses. The Community Council is concerned for the safety of any residents because of the depth of the ditch and also concerned as to who will be responsible for the future maintenance and who will pay to have the debris removed when the ditch is cleaned out. The Community Council is also concerned at the introduction of underground storage for surface water drainage – with the presence of 2 main sewer pipes already on this field future maintenance of any of these utilities must not be compromised. Contrary to Policy GP4 – Highway & parking requirements Many complaints are received by the Community Council not only of speed of vehicles along the B4393 but of vehicles travelling on the pavement to avoid the speed humps. Powys County Council have now agreed to remove the speed hump immediately before the proposed roundabout and we would ask that the Highway Road safety Audit be updated to reflect this important change which will affect the speed of vehicles approaching the roundabout. Inadequate infrastructure Four crosses is struggling with its current services – Medical Centre is asking for a contribution from any proposed developments to help them expand the Surgery and recruit for GP’s and Llandysilio School would welcome any contribution as it is still relying on mobile classrooms. This application is a landmark in that if granted it will open the floodgates for further development which will change the character of our Villages forever. Please protect our Community and adhere to the settlement boundary agreed. Local Highway Authority 3 I refer to the above revised drawings which have been received in connection with the above planning application. I can confirm that I have no objection in principle to the new mini roundabout providing appropriate Grampian conditions are attached requiring full engineering details. I note this is an outline application with the means of access to be determined at this stage. It should be noted that I have been made aware that in very close proximity to the proposed roundabout an alleged illegal access has been created by the lowering of kerbs. This has been reported to our Street works Section to take the necessary enforcement action to have these kerbs reinstated to full height kerbs or the applicant submits a retrospective planning application for consideration by the Highway Authority. In view of the above the following conditions should be attached to any decision notice:- No development shall commence on site until detailed engineering drawings of the proposed mini-roundabout together with a Stage 2 Safety Audit have been submitted to and approved in writing by the Local Planning Authority and no dwelling hereby permitted shall be commenced until the proposed mini-roundabout has been fully completed in accordance with the approved plans to the written satisfaction of the LPA. Prior to the opening of the mini-roundabout a Stage 3 Safety Audit shall be undertaken and any works identified within that report shall be fully completed to the written satisfaction of the LPA. Within 36 months from the opening of the mini-roundabout a Stage 4 Safety Audit shall be undertaken and any works identified within that report shall be fully completed to the written satisfaction of the LPA.
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