Agenda item - 22/01419/FUL - Development of 34 affordable dwellings, associated landscaping, siteworks and construction of new access from existing highway roundabout, Land To Rear Of 1-6 Smedley Crooke Place, Redditch Road, Hopwood, Worcestershire. Cawdor Capital (Hopwood) Ltd and Stonebond Properties

Agenda item

22/01419/FUL - Development of 34 affordable dwellings, associated landscaping, siteworks and construction of new access from existing highway roundabout, Land To Rear Of 1-6 Smedley Crooke Place, Redditch Road, Hopwood, Worcestershire. Cawdor Capital (Hopwood) Ltd and Stonebond Properties

Minutes:

Officers presented the report, which highlighted that the application was for the development of 34 affordable dwellings, associated landscaping, site works and construction of a new access from the existing highway roundabout.

 

Officers referred to the Site Description and Proposal, as detailed on page 71 of the main agenda report.  The site was in the Green Belt and was also within the Alvechurch Parish Neighbourhood Plan area; and was located adjacent to but outside of the defined Village Envelope of Hopwood. Page 77 referenced the Alvechurch Neighbourhood Plan and Policy H2 which stated

 

‘Policy H2: Housing for Hopwood and Rowney Green of the Alvechurch Parish Neighbourhood Plan (ANP) was relevant in the consideration of this application, Policy H2 supported housing developments, subject to several detailed criteria as to their location’.

 

Officers also referred to the following presentation slides:-

 

·         Satellite View

·         View of site from Birmingham Road

·         View of site

·         Proposed Layout

·         Proposed Mix of Dwellings

·         Proposed Landscaping

·         Proposed Access

 

The application proposed that all of the dwellings to be social rented.  The proposed housing mix was detailed on page 72 of the main agenda report.

 

Officers further referred to the ‘Relevant Planning History, as detailed on page 70 of the main agenda report, and in doing so, explained that the new application before Members proposed a very different scheme with 100% affordable housing. Officers drew Members’ attention to the ‘Affordable Housing’ information and the ‘Affordable Housing Statement’ submitted by the applicant, as detailed on page 81 of the main agenda report.

 

Officers referred to the comments received from Worcestershire County Council (WCC), Highway Authority, as detailed on pages 82 and 83 of the main agenda report.  The Highway Authority had determined that the impact would not be severe based on the evidence supplied.

 

Several factors had been promoted by the applicant as comprising benefits which could clearly outweigh the harm to the Green Belt (and any other harm) to comprise the Very Special Circumstances (VSC) necessary to approve inappropriate development.

 

Officers concluded that in reaching a conclusion on Green Belt issues, a judgement as to the balance between harm and whether the harm was clearly outweighed by other considerations, including the benefits of the development, must be reached.

In the context of the NPPF paragraph 148 which states: “Very Special Circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations.”

 

In this case, it was considered that the contribution towards housing land supply and that the proposal would provide 100% affordable housing were material considerations that weigh very strongly in favour of the proposals.

 

However, these benefits must be weighed against the harm to the Green Belt. It was concluded that the Green Belt arguments were no longer finely balanced. For this application, it was considered that the benefits of the proposals now clearly outweighed the harm to the Green Belt, and consequently, VSC did apply.

 

At the invitation of the Chairman, Mr. C. Robinson, the applicant’s Agent and Councillor C. A. Hotham, Ward Councillor, addressed the Committee.

 

Members then considered the application, which officers had recommended be approved.

 

Members commented that they were torn when considering this application, since the application proposed 100% affordable housing and differed from the previous application.

 

However, Members raised a number of concerns with regard to the sustainability of the development in the location; and that in their opinion 100% affordable housing did not justify VSC.

 

Officers stated that at the 2012 appeal the Planning Inspectorate had not raised any concerns about sustainability; and that officers were steered by WCC Highway Authority on sustainability and that sustainability had never been raised as a sufficient concern to warrant refusal. 

 

Mr. G. Nock, on behalf of Worcestershire County Council, Highways, stated that with regards to transport sustainability, there had been an interesting, long and varied history.  There were existing public transport services within the limited local area and that a contribution of £96,000 had been secured in tandem as part of the Brockhill East development to enhance public transport services. This was currently being looked at by WCC Highway Authority and local bus service providers to enhance peak time services.  The application was deemed acceptable by WCC Highway Authority.

 

Members raised further concerns in respect of VSC, 100% affordable housing and the Council’s five year housing supply.

 

Officers responded and stated that each application should be determined on its own merits.   However, as stated in their report, the contribution towards housing land supply and that the proposal would provide 100% affordable housing provide social and environmental benefits and as whole were considered VSC.  The 34 proposed dwellings were of a good mix and there had been very significant consideration on this application, it was a unique scheme in terms of provision.

 

Members reiterated their main areas of concern as follows:-

 

·         Green Belt, and that the Local Plan was under review.

·         100% Affordable Housing on the same site.

·         Sustainability

·         Education

·         Health care

 

34 socially rented dwellings on the same site were not beneficial to that community as it might become an insulated development.  There was no community transport in the area and school transport would have to be built in, how could you guarantee building in community transport how was that sustainable, was this really viable. The development would be very isolated.

 

Officers explained that there were wider facilities, there was no school provision in Hopwood itself, education facilities in Alvechurch were used.  No contribution to education was required due to the tenure of the dwellings proposed. Hereford and Worcestershire CCG had sought a financial contribution.

 

Members questioned the circumstances that enabled the proposed development to override the criteria set out in the Alvechurch Neighbourhood Plan (ANP).

 

Officers drew Members’ attention to pages 77 and 78 of the main agenda report, and further referenced planning balance and that the benefits of the scheme outweighed the ANP.

 

The Chairman then referred to the Recommendation, as detailed on pages 86 to 93, with no proposer or seconder, and Members having expressed their concerns an Alternative Recommendation for refusal of the application was proposed and seconded, on being put to the vote it was

 

RESOLVED that planning permission be refused for the following reasons:-

 

a)    inappropriate development in the Green Belt, there were no Very Special Circumstances to outweigh the harm identified to the Green Belt; and

 

b)    the proposed development would be in an unsustainable location.

Supporting documents: