Agenda item

The Application had been brought to the Planning Committee for consideration at the request of Councillor K. J. May, Ward Councillor.

A copy of the Committee Update was provided to Members and published on the Council’s website prior to the commencement of the meeting.

Officers presented the report, and presentation slides as detailed at pages 109 – 129 of the main agenda pack; and in doing so, highlighted that outline planning permission was sought for the construction of two dwellings and detached garages on a parcel of land off Parish Hill, Bourneheath.

The Planning Inspectorate had considered a Permission in Principle (PIP) which had been allowed on appeal for two dwellings with this decision being issued in September 2024. The appeal had been awarded on the basis that the proposal in the Green Belt location would be an acceptable infill development.

The second stage of the PIP process was to apply for a technical details consent where the detailed proposal was reassessed.

The proposal detailed two dwellings and as part of this outline application, matters such as access, appearance, layout and scale with landscaping determined at the reserved matters stage.

The location was within the Green Belt and BDP4 of the Bromsgrove District Plan would apply. Development within the Green Belt was considered inappropriate unless it fell under a limited number of exceptions. Limited infill development was included within these exceptions.

The PIP appeal awarded on 26th September 2024 for two dwellings on this site was for extant permission that could still be implemented, and as such provided a strong fallback position for the applicant, making it an important material consideration for this application.

The proposed dwelling were located on a hillside location, which might result in a modest adverse effect of the openness of the Geen Belt in terms of spatial and visual aspect due to the elevated location of the site. There had been some amendments to the scheme in order to reduce the impact with a change of roof design and roof pitch.

Access to the site would be via Parish Hill, with individual access points cutting into the existing hedgerow to serve each plot. There would be adequate parking for each dwelling on each plot. The appearance was also noted as being a mix of render and brick gable on the front elevation.

Members were informed that the dwellings would be set back from the road and positioned at least 16.8 metres away from the road and set into the contours of the site. Adequate spacing would be maintained between the properties in accordance with the Council’s SPD on High Quality Design.

There had been some concerns raised by residents in respect of the dwellings being overly large and not in keeping with the other properties in the village. However, in reviewing the PIP, the Planning Inspectorate had considered the dwellings acceptable in terms of their appearance and the layout, and scale in accordance with the BDP and SPD.

In respect of Highways matters, it was noted that concerns had been raised by residents regarding speed of traffic and construction traffic. In response to these concerns Highways had carried out a speed survey close to the site and had confirmed that average speeds were 32 miles per hour with the majority being lower than 30 miles per hour. Highways had no objections in respect of this application but noted the concerns from residents and had recommended that a Construction Management Plan condition be imposed with other highway conditions.

Residents had also raised concerns in respect of drainage matters and particularly a culverted watercourse. North Worcestershire Water Management (NWWM) had reviewed the drainage technical note and had accepted the results of the site investigations conducted in October and December 2024 which confirmed the soils underlying the site allowed for infiltration drainage.

Members were reminded that the Council could not currently demonstrate a five-year housing supply, and this proposal would result in two additional dwellings providing a limited contribution to the housing supply.

The proposal was recommended for approval subject to conditions.

At the invitation of the Chairman, Maria Murphy, addressed the Committee in objection of the application.

Matthew Hiles, the Applicant, addressed the Committee.

Members questioned as to the reason why this application had been called in to Planning Committee. Officers confirmed that any application could be called in by a Ward Members as per the Council’s Constitution.

Officers also clarified that this site was located in the Green Belt, rather than Grey Belt as this was what the Planning Inspectorate had deemed this location to be when it considered the PIP appeal.

Clarification on the variety of housing types was also requested by Members. Officers confirmed that it was acknowledged within the appeal decision that there were a variety of housing types within the village. Members agreed that having visited the site that there did seem to be an eclectic mix of dwellings and that the proposed designs were of high quality.

Members queried whether there would be the opportunity to consult with local residents to ascertain the best way to access the site during construction This information could be included in the Construction Management Plan. Officers confirmed that they could impose a lorry routing schedule as part of the conditions and would include that if the application was agreed. However, the conditions imposed were for the Local Planning Authority or statutory consultee and not for decision by the general public. Members were reassured that Highways would consult in respect of the Construction Management Plan.

The subject of the nearby culvert was raised by Members. It was queried as to whether there was the potential for the owners of the dwellings to maintain the culvert once the implementation had commenced. Officers explained that the culvert was not within the boundary of the proposed site and therefore was not part of the application being considered at this meeting. It was noted that NWWM were aware of the flooding issues at this site which had resulted in such robust conditions for this development including the specific timing of when the conditions must be discharged, which was prior to occupation. Members were reminded that these conditions would be subject to building control regulations and therefore would be checked robustly during that process. It was also reiterated that if a change in condition was requested by the applicant, then the application would return to the Planning Committee for consideration.

RESOLVED that Planning Permission be granted, subject to the Conditions as detailed on pages 116 - 119 of the main agenda pack (including the extra bullet point for condition 11 in respect of the Construction Management Plan) and the updated condition four as detailed in the Committee update.