Agenda item

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Erection of 4 x 3 bed dwellings with creation of new vehicular access off of Lucas Lane (amended by plans received 26/10/2017).

RESOLVED: That application 17/01807/1 be GRANTED planning permission, subject to the conditions and reasons set out in the report of the Development and Conservation Manager.

Erection of 4 x 3 bed dwellings with creation of new vehicular access off of Lucas Lane (amended by plans received 26/10/2017).

The Area Planning Officer (RT) advised that there was a correction needed to the report as follows:

Paragraph 2.4

The following to be added:

HE1 Designated Heritage Assets

The Area Planning Officer presented the report of the Development and Conservation Manager, supported by a visual presentation consisting of plans, drawings and photographs of the site.

Mt Justin McCarthy and Parish Councillor David Short thanked the Chairman for the opportunity to address the Committee in objection to application 17/01807/1.

Mr McCarthy informed Members that sustainability meant ensuring better lives not worse lives for future generations.

This development did not meet the threshold for sustainability as it failed a number of core policies in the NPPF and therefore should not be allowed on this form for the following reasons:

·                The building was over large and dominant;

·                The poor quality of design did not protect or enhance the Ashwell Conservation Area and therefore would be harmful to its significance;

·                The development would be harmful to the significance  of the other listed building this part of the Conservation Area;

·                The development would be harmful to the natural environment as it would result in the unnecessary removal of hedgerows and endanger the remaining hedgerows and trees;

·                The certain reduction of parking along Lucas Lane and the lack of visitor parking would have a negative effect on resident’s amenity of the playing field;

·                As a small development it would have limited public benefit in terms of increasing housing numbers.

It failed the core principle of Paragraph 17 of the NPPF which stated that decision taking should not simply be about scrutiny, but instead be a creative exercise in finding ways to enhance and improve the places in which people live their lives.

This development did not do this and it could be done better and with less impact and harm.

This development did not respond to the intrinsic character of the countryside and did not deliver high quality design in a rural setting.

It did not conserve heritage assets in a manner appropriate to their significance so that they can be enjoyed for their contribution to the quality of life of this and future generations.

In terms of design it failed Paragraph 64 which stated that Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.

In heritage terms it also failed Policies 132,134 and 137 as the development would be harmful to the Ashwell Conservation Area and failed to enhance it.

This was not an objection from the point of view of nimbyism, but it was important to ensure that, if development took place, that it was of the highest quality and standards, that it was as good as it could be, that it met the sustainability test of the NPPF and did not harm the natural or historic environment.

The Parish needed to grow in a sustainable way and any development should enhance the built form of the village and not detract from or harm its setting.

Mr McCarthy concluded by appealing to Councillors to only grant permission if they were 100 percent certain that any adverse and harmful impacts would significantly and demonstrably outweigh the public benefits of this small but very consequential development.

Parish Councillor Short informed Members that he was speaking on behalf of Ashwell Parish Council.

The development would take away an urban space which gave character to the area and was contrary to the spacial vision of the Local Plan 2011-2031 and Paragraphs 12 and 16 of the Ashwell Village Design Statement.

Lucas Lane was very dangerous and the highways statement, particularly for pedestrians and children, had been inadequately considered.

This was probably because the Highways Officer did not attend at a time when the recreation ground was in use which was generally at weekends, evenings and school holidays when the road is congested.

Lucas Lane ran along the recreation ground, which was very well used with active football club, cricket club, football club for children and junior cricket club, there were also a buggy fit class and an NHDC play scheme during the holidays.

When these clubs were playing or practicing Lucas Lane was filled with cars.

This was not a safe road and some years ago there was a fatality at the Lucas Lane/Station Road junction.

The Parish Council was very concerned that further parked cars in Lucas Lane raised the potential for a further accident.

This development also created a new entrance onto Lucas Lane, which not only removed a parking space, but created another danger spot and more congestion.

Parish Councillor Short concluded by stating that if this development were to go ahead, there was potential for an accident, or worse another death.

The Chairman thanked Mr McCarthy and Parish Councillor Short for their presentation.

The Chairman advised that this application had been called in by Councillor Paterson. He advised that he would expect Councillors who called in applications to make a presentation to the Committee.

Members asked for clarification regarding refuse bin storage and who would be responsible for maintaining the hedge.

The Area Planning Officer advised that the hedge made a significant contribution to the street scene and that the responsibility for maintenance would remain with the owner of the property, however enforcement of any condition regarding the hedge would be difficult.

The bin store was on the property behind the hedge.

Members acknowledged that Lucas Lane was a busy road and was often congested.

Some Members expressed concern that the proposed development was of poor design which did nothing to enhance the area, although acknowledged that there were no defendable planning reasons to refuse it.

RESOLVED: That application 17/01807/1 be GRANTED planning permission, subject to the conditions and reasons set out in the report of the Development and Conservation Manager.