Meeting of West Sub-Area Planning Committee, Tuesday, 6th May, 2014 2.00 pm
Erection of 16 dwellings, estate road, footpaths and landscaping.
Case Officer: Jeremy Content on (01209) 614064 or e-mail firstname.lastname@example.org
The Senior Development Officer outlined the application and the committee update (a copy of which was available at the meeting). Matters raised at the site meeting were addressed and it was also noted that an additional informative in respect of the public right of way had been included. It was advised that a further two letters of objection had been received, as well as a petition of 87 signatures. The Senior Development Officer recommended that delegated authority be granted to the Head of Planning, Housing and Regeneration to approve the application, subject to appropriate conditions and a Section 106 obligation.
Mr St.Clair-Johnson attended the meeting, was permitted to speak and spoke against the application.
Mr D Tilby attended the meeting, was permitted to speak and spoke against the application.
Councillor T Taylor Chairman of St. Erth Parish Council attended the meeting, was permitted to speak and spoke against the application.
Mr T Bailey ( Devon and Cornwall Housing) attended the meeting, was permitted to speak, spoke in support of the application and answered a question put to him by the Committee.
Mr D Fergusson ( Civil engineer ) attended the meeting, was permitted to speak, spoke in support of the application and answered questions put to him by the Committee.
Councillor Pascoe (Electoral Division Member) made the following points in relation to the application:-
i. He had concerns about the large tree at the entrance to the access point;
ii. He considered that the access in and out of the site was dangerous.
A debate ensued, the main points of which were noted as follows:-
i. It was noted that many detailed objections had been raised, but it was acknowledged that these issues had all been answered;
ii. A Member commented that they did not consider the proposal to be an ‘island development’, and stated that the access was very similar to what existed in other Cornish villages and St.Erth;
iii. Concern was expressed about highway safety and the restricted view to the south (down hill);
iv. In response to a query the Highways Officer advised that he had visited the site a number of times and felt that there was adequate margin of area where vehicles could encroach onto the carriageway to get adequate visibility:
v. In response to a question it was advised that there would be ‘give way’ road markings across the junction that would stop people parking adjacent to the access point;
vi. It was noted that there was a clear need for affordable housing in the village;
vii. In response to a question about other identified development sites, it was advised that there was no neighbourhood plan in place yet, so no other sites could be considered at this time;
viii. It was considered important to add a condition for a construction management plan should the application be approved;
ix. It was noted that the applicant had attempted to use appropriate materials, and that the application would provide 100% affordable housing;
x. In response to a query about the tree at the access entrance, it was advised that it was not subject to a tree preservation order (TPO) and that it was not in a conservation area.
Arising from consideration of the report and debate, it was moved by Councillor Pascoe, seconded by Councillor Maddern that the application be refused. On a vote of 4 votes in favour, 8 against and 1 abstention the motion was lost.
It was moved by Councillor Olivier, seconded by Councillor Dolley, and on a vote of 8 votes in favour, 4 votes against and 1 abstention, it was:-
RESOLVED that delegated authority be granted to the Head of Planning, Housing and Regeneration to approve Application No. PA13/11291 subject to the conditions set out in the report, a further condition in respect of a construction management plan, and the completion of a Section 106 obligation in respect of affordable housing and off-site play space provision.
The Section 106 obligation is to be completed within 3 months of the date of this committee meeting. If the Section 106 obligation is not signed within 3 months the Head of Planning, Housing and Regeneration will exercise delegated authority if appropriate, and refuse planning permission on the grounds that the proposal has failed to secure the necessary safeguards to provide the necessary contributions within a sufficient time period.
The reasons given by the Proposer for wishing to approve the application were that the principle of delivering affordable housing in this location was supported by national policy, existing local plan policy and emerging local plan policy and was further to a viability test supported by the Affordable Housing Team. The site was considered to be in a sustainable location and within walking distance of local services.
The proposed design, layout and materials were appropriate for the location and reflected past expansion of the village. The proposal would preserve the character and appearance of the Conservation Area and nearby listed buildings, the significance of these heritage assets would be preserved.
Whilst the access onto Church Street did have some limitations on visibility this was not detrimental to highway or pedestrian safety, nor was the scale of the development expected to result in significant additional pressure on the local highway network.
Subject to conditions biodiversity interests would not be harmed, and identified contaminated land could readily be remediated to a suitable standard for domestic use. Risk of flooding was limited as all built development was in Flood Zone 1 and surface water drainage could be addressed by way of a planning condition.
The proposal accorded with national and local policies and provided significant benefits in regard to meeting a local need for affordable housing.