Agenda item

Report No: DEV/SE/19/007

Hybrid Planning Application - (i) Full Planning Application - Demolition of 3no. existing dwellings and (ii) Outline Planning Application (Means of Access to be considered) - for up to 5no. Dwellings

Hybrid Planning Application - (i) Full Planning Application - Demolition of 3no. existing dwellings and (ii) Outline Planning Application (Means of Access to be considered) - for up to 5no. Dwellings

This application had been referred to the Development Control Committee at the request of the Assistant Director (Planning and Regulatory Services) on behalf of Councillor John Griffiths (Ward Member: Ixworth).

A Member site visit was held prior to the meeting.  The Parish Council did not object to the proposal.

Officers were recommending that the application be refused for the reasons set out in Paragraph 33 of Report No: DEV/SE/19/007.

Members acknowledged that the proposed development would be situated outside the settlement boundary and Officers had considered that the proposal did not fall within the remit of planning policies DM5 and DM27. These policies set out specific criteria that proposals would need to meet to feasibly allow development in the countryside, as summarised in Paragraph 13 of the report.

A detailed discussion was held and a motion to approve the application was proposed and seconded, contrary to the Officer recommendation, as it was considered that the proposal would not contravene Policy DM27, reasoning that no adverse impact would be created on the character of the countryside, particularly as three dwellings already existed on this site which were proposed to be demolished and the proposed replacement with five new dwellings was not considered to be significantly harmful to the landscape. 

In addition, and whilst it was acknowledged that the Council’s existing policies should not be considered out-of-date simply because they were adopted or made prior to the publication of the revised National Planning Policy Framework (NPPF),  Members recognised that the policies set out in the new NPPF aimed to promote sustainable development in rural areas by locating housing where it would enhance or maintain the vitality of rural communities, by supporting its three dimensions – economic, social and environmental.  The proposal was considered by the majority of Members to accord with this. 

A discussion was then held on the fact that a biodiversity survey had not been undertaken and some Members were mindful that the application should not be approved without one. It was also felt that should the application be approved, the proposed design for the dwellings could be improved to be more attractive and in keeping with the character of the countryside landscape.

The Service Manager (Planning - Development) suggested that the application be deferred to enable a risk assessment report to be produced.  If Members were minded to approve the application, contrary to the Officer recommendation, a more detailed analysis of Policy DM27 would need to be undertaken to provide Members with further information regarding the interpretation of this policy and the potential implications of approving the application.  A deferral would also provide the opportunity to request the applicant to undertake a biodiversity study.

The proposer and seconder of the motion to approve the application agreed to withdraw that original motion and proposed and seconded that, as the majority of Members were minded to approve the application, the application should be deferred to enable a risk assessment report to be produced to address the issues outlined above, and to request the applicant to undertake a biodiversity study.   

Upon being put to the vote and with 10 voting for the motion, 3 against and no abstentions, it was resolved that

Decision

As Members were minded to approve the application, contrary to the Officer recommendation, Planning Application DC/18/0544/HYB (Report No: DEV/SE/19/007) be DEFERRED to:

(1)     Enable a risk assessment report to be produced containing a more detailed analysis of Policy DM27 to provide the Committee with further information regarding the interpretation of this policy and the potential implications of approving the application; and

(2)     The applicant be requested to undertake a biodiversity study.