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Land Off Drayton Road, Hodnet, Market

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Land Off Drayton Road, Hodnet, Market Committee and Date Item North Planning Committee 5 9th June 2015 Public Development Management Report Responsible Officer: Tim Rogers Email: [email protected] Tel: 01743 258773 Fax: 01743 252619 Summary of Application Application Number: 14/03403/OUT Parish: Hodnet Proposal : Outline application for the erection of 14 dwellings (to include access and footpath link to Wollerton) Site Address : Land Off Drayton Road Hodnet Market Drayton TF9 3NF Applicant : Mrs Phillips, Clewes, Wood Case Officer : Richard Denison email : [email protected] Grid Ref: 361456 - 328812 © Crown Copyright. All rights reserved. Shropshire Council 100049049. 2011 For reference purposes only. No further copies may be made. North Planning Committee – 9 June 2015 Agenda Item 5 - Drayton Road, Hodnet Recommendation:- Grant Permission subject to the applicants entering into a section 106 agreement to secure affordable housing and subject to the conditions set out in Appendix 1. REPORT 1.0 THE PROPOSAL 1.1 This is an outline application for the erection of 14 dwellings, with all matters reserved except for access. The application also includes the provision for a footpath link between the villages of Hodnet and Wollerton. 1.2 A detailed indicative layout plan has been submitted indicated 9 detached dwellings, 4 semi detached dwellings and the replacement of the Dutch barn with a dwelling of a similar footprint. The access is provided in a central point along the frontage with the provision of a pavement and footpath link towards Wollerton. 2.0 SITE LOCATION/DESCRIPTION 2.1 The proposed development site currently forms part of the open countryside and lies immediately adjacent to the north-eastern boundary of Hodnet. Wollerton lies approximately 1.5 kilometres to the north-east and Market Drayton 8 kilometres to the north-east. The county town of Shrewsbury lies approximately 18 kilometres to the south-west. 2.2 To the north-east and the south-east of the development site is open countryside. To the north-west is Drayton Road and associated residential development. To the south-west is residential development of Hodnet and a health centre. The A53 trunk road lies approximately a kilometre to the east. 3.0 REASON FOR COMMITTEE DETERMINATION OF A PPLICATION 3.1 The Parish Council have submitted a view contrary to officers based on material planning reasons which cannot reasonably be overcome by negotiation or the imposition of planning conditions. The Principal Planning Officer in consultation with the committee chairman agrees that the Parish Council has raised material planning issues and that the application should be determined by committee. 4.0 COMMUNITY REPRESENTATIONS 4.1 Consultee Comments 4.1.1 Shropshire Council, Affordable Housi ng - No objection subject to a Section 106 Agreement. 4.1.2 Shropshire Council, Trees - Raises no objection in principle to the application however a landscaping scheme should be submitted as part of a full application to address the lack of trees on the site, creating long term environmental benefits. 4.1.3 Shropshire Council, Drainage - Raises no objection in principle to the application. The drainage details, plan and calculations could be conditioned and submitted for approval at the reserved matters stage if outline planning permission were to be granted. For full details of a viable drainage plan see the drainage consultee North Planning Committee – 9 June 2015 Agenda Item 5 - Drayton Road, Hodnet comment. 4.1.4 Shropshire Council, Archaeology - No objection. The proposed development site is adjacent to the north-eastern boundary of the Hodnet Conservation Area. The applicant’s Heritage Statement, by King Partnership, is considered to be satisfactory. It is therefore advised that no further archaeological mitigation is required in relation to the proposed development. 4.1.5 Shropsh ire Council, Highway Authority - Raises no objection to the granting of outline consent subject to condition. 4.1.6 Shropshire Council, Public Protection - Raises no objection subject to conditions relating to the adequate provision for electronic cars and the hours of construction. 4.1.7 Shropshire Council, Ecology - No objection subject to condition. 4.1.8 Hodnet Parish Council objects to the application for the following reasons: • The site is located away from the centre of the village with no footpath leading to the settlement from the site, it is outside the Hodnet Development Boundary as identified in SAMDev and it was rejected in the Shropshire Strategic Housing Land Availability Assessment. • Hodnet is in the process of accepting a 25% increase in its housing stock and needs time to adjust to these social pressures. • There are alternative sites within Development Boundary that have been identified for housing and are more suitable. • Development would be prominent within the landscape approaching from Market Drayton. • Application is considered premature in relation to the status of the SAMDev Plan given the current 5 year land supply figures. 4.2 Public Comments 4.2.1 There have been 31 public comments of objection and 3 public comments of support. The grounds for objection are as follows: • Too many houses have been proposed and the application is unbalanced. It conflicts with the character of the conservation area and the village as a whole. • The village does not need more houses. • Many other housing developments have been approved in the locality. • Hodnet is in danger of becoming a town. • The applicant clearly intends far more residential development than is included in this application. • There are more appropriate locations for housing development. In particular, ‘infill’ should be sought wherever possible. • There is not enough provision for affordable homes. • Drayton road would not cope with the increase in traffic. • Pedestrian access from the site to the village is dangerous. • Development should not encroach onto the greenbelt. The proposed North Planning Committee – 9 June 2015 Agenda Item 5 - Drayton Road, Hodnet development site is outside the village boundary. • The proposed development’s effect on the landscape and visual impact has not been fully assessed. Some of the proposed development site is Grade 2 agricultural land. • The proposed development would have a detrimental impact on wildlife. • The development would have a detrimental affect on the aesthetics enjoyed by people entering the village. • Local amenity, such as the clinic and the primary school, will not be able to cope with the influx in residents. • The application contravenes both the Shropshire Core Strategy and the NPPF. • The applicant should have made more effort to engage the community. The grounds for support are as follows: • The application is for a balanced, moderate development in a logical location. • The impact on the conservation area has been greatly exaggerated by objectors. In particular, the visual impact on the road entering the village has been greatly exaggerated. • The proposed footpath would be a major benefit. • Local shops / pubs need the additional trade. • Linking Wollerton and Hodnet is a fantastic idea for the sustainability of both settlements. • Hodnet is already largely a commuter village. To object on the grounds that people will not work locally is silly because Hodnet offers virtually no employment. • Existing buildings on the development site of heritage value would be retained. • The proposed access is suitable with good visibility and the village could cope with the additional traffic. Even if every dwelling had 2 cars, this would only generate an additional 28 cars using the roads. The village could absorb this easily. 4.2.2 A planning statement has been received from Mid West Planning Limited, on behalf of a local resident, which formally objects to the application. The content on the statement is summarised below: • The proposed development site is part of the open countryside, outside of the development boundary and immediately adjacent to the Hodnet Conservation Area. It is comprised of predominantly Grade 3 agricultural land with approximately 15% being Grade 2 agricultural land. • It is not clear whether the impact on the conservation area has been fully addressed. • The proposal’s effect on the landscape and visual impact has not been fully assessed. • There is little justification for the development of good quality agricultural land. • There are alternative sites available in Hodnet which, if used, would constitute the redevelopment of brownfield land as prioritised by the Shropshire Core Strategy. North Planning Committee – 9 June 2015 Agenda Item 5 - Drayton Road, Hodnet • The development site was put forward as a potential housing land site as part of SAMDev but was rejected as not being a ‘preferred option’ for housing land at Hodnet due to the potential impact on the conservation area and for being prominent in the landscape from the Wollerton approach to the village. • There have been sites identified in Hodnet which have the potential for supplying 76 houses. This negates the need for development on the proposed site. • The proposal does not fall under any of the ‘exception’ criteria. It is not for an essential worker, it does not secure the future of a heritage asset and it is not for the conversion of an existing building in the countryside. • The village has identified needs including small, affordable housing. The proposal does not include provision for any on-site affordable houses and the proposed housing density suggests that the housing will be relatively expensive (compared to local people’s income). The application is in contravention of CS11 of the Shropshire Core Strategy. • The proposal was made on the basis that development would be allowed due to the fact that the Shropshire Core Strategy was out of date because the council could not demonstrate the availability of a five year housing land supply. The situation has changed because Shropshire Council has very recently demonstrated a 5.47 year housing land supply, bringing the Shropshire Core Strategy housing policies back into consideration.
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