Agenda item

To consider an application for Outline Planning Permission with some matters reserved for Erection of 1no. single storey dwellinghouse with details of access/landscaping/layout/scale.

That planning application 2023/0106/OUT be REFUSED contrary to the Officer’s recommendation as the harms of the scheme significantly and demonstrably outweighed the benefits. The harms were recognised as being conflict with the activities of the village hall and playground, the loss of ecology by the removal of hedgerow, the height of the proposed building and the unsustainability of the location.

Votes – 9 in favour, 1 abstention

Application for outline planning permission with some matters reserved for the erection of 1 single storey dwelling with access, landscaping etc. 

The Officer’s Report stated that the application had been referred to the Committee as it represented a departure from the Local Plan Policy.

The site had boundaries with residential properties to the southeast and southwest and the village hall and children’s play area to the north. The applicant had amended the scheme with the scale of development being reduced to a single storey dwelling unit which included a slight increase to the ground floor footprint.

Trudoxhill Parish Council had recommended refusal and had made a number of comments on the application including the following:

• Concerned the location of the dwelling, next to the village hall, would give rise to noise complaints, thus disrupting the vital community asset from functioning.
• The village playground would be bordered and severely overlooked.
• The parking arrangements would cause 4 cars to reverse into the lane where children play.

·      The revised scheme did not alter the concerns of the Parish Council who still recommended refusal.

There had been 10 letters of objection from local residents for reasons including the following:

• Overlooking of playground
• Overshadowing of playground
• Existing activities at the village hall and playground impacting on residents of proposed dwelling (noise)
• Existing use of the village hall and playground being prejudiced by the siting of the proposed dwelling.

There were no objections from any of the statutory or other consultees

The Officer’s Report advised that the NPPF stated that planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits. Given the lack of a five-year housing land supply this ‘tilted balance’ would apply.

The benefits of the proposal would include contributing a new dwelling and would have economic benefits for the duration of the construction phase and ongoing in supporting local facilities. However, the amount of weight given to these benefits was limited by the fact that the proposal would be in an unsustainable location.

Nonetheless, no demonstrable harm had been identified and taking into account the benefits (albeit limited), the Officer concluded that a recommendation for approval was justified.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

The Committee was then addressed by 3 objectors to the proposal. Their comments included:

• It would have a negative impact on the running of the village hall as the new occupiers would be able to object to licence applications.
• The safety of children in the playground was of concern.
• The felling of a native tree and flattening of an earth bank could exacerbate flood risk which is a medium to high risk.
• It was not in a sustainable location.

The Committee were then addressed by a representative from Trudoxhill Parish Council. He reiterated the comments made during the consultation process above and closed his speech by saying that the adverse impact on the neighbours and residents of the village significantly outweighed any benefits of the scheme.

In the discussion which followed, many Members agreed with the objections made by the public speakers regarding possible noise complaints from the occupiers, the danger to the safety of the children in the playground and traffic/parking issues that could occur. The Legal Advisor reminded Members that the “tilted balance” was relevant to the application and that, if they were reminded to refuse the application, they must be satisfied that the adverse impacts of the scheme demonstrably and significantly outweighed the benefits.

At the conclusion of the debate, it was proposed by Councillor Barry Clarke and seconded by Councillor Helen Kay to refuse the application contrary to the Officer’s recommendation due to the loss of amenity to the Village Hall and playground, loss of the hedgerow, the height of the proposed building and sustainability of the location. 

On being put to the vote the proposal was carried with 9 votes in favour and 1 abstention.

RESOLVED

That planning application 2023/0106/OUT for outline planning permission with some matters reserved for the erection of 1 single storey dwelling with access, landscaping on land at Foghamshire Lane, Trudoxhill, Fromebe REFUSED contrary to the Officer’s recommendation as the harms of the scheme significantly and demonstrably outweighed the benefits. The harms were recognised as being conflict with the activities of the village hall and playground, the loss of ecology by the removal of hedgerow, the height of the proposed building and the unsustainability of the location.

Voting – 9 in favour, 1 abstention