Agenda item

RESOLVED: That application 21/02112/OP be GRANTED planning permission subject to the reasons and conditions outlined in the report of the Development and Conservation Manager.

Audio Recording: 1:14:58

The Planning Officer advised of updates to the report including:

·         The report missed out the extension to the statutory period date, which has been agreed as the 31^st January 2022.

·         Following this application being called to the committee, the Planning Officer received a response from Rushden and Wallington Parish Council which reiterated the points they made in their initial objection; adding a point about the application being contrary to a previous decision at Southern Green House in 2018.

·         The Planning Officer received an email from Councillor Tyson the day before the Committee, asking about the principal of development on this site in comparison to another site in Hinxworth.

The Planning Officer presented the report in respect of application 21/021112/OP supported by a visual presentation consisting of photographs and plans.

The following Members asked questions:

·         Councillor Tom Tyson

·         Councillor Ian Mantle

In response to questions the Planning Officer advised:

·         There is a loose understanding that when land has a residential use existing, there is a favourable principal for development because the use of that land isn’t changing, i.e. it’s a residential garden land therefore further residential development is acceptable. Paddock land requires the land to change to residential land.

·         The area that is used for the turning circle is just south of Daisy Barn. The applicant wishes to retain this for emergency and refuse vehicles.

·         The turning circle is within the location plan and thus part of the application, but will not be impacted by the development.

The Chair invited Councillor Steve Jarvis to speak as a member advocate against the application.

Councillor Steve Jarvis thanked the Chair for the chance to address the Committee and gave a verbal presentation including:

·         The policy issue relates to policy SP2 of the Emerging Local Plan in that it suggests that in Rushden its acceptable to build a single dwelling on a plot within the built core of the village that doesn’t extend that core.

·         This application is an outward extension of the village, and from that point of view it is not compliant with policy SP2 of the Emerging Local Plan.

·         The argument that the application is acceptable as the land is currently used as a garden does not apply, as the core only refers to the built core; a garden is not built.

In response to Councillor Steve Jarvis verbal presentation, the Planning Officer advised:

·         The SP2 policy that Councillor Jarvis mentioned has been noted; however, the supporting text under that policy states that developments cannot be built into the surrounding countryside. The initial report states that the South-Eastern boundary is the boundary between the village and the countryside. In the view of the Planning Officer a dwelling on this site would not encroach onto the surrounding countryside.

·         This is a new dwelling application, so paragraph 11 of the National Policy Planning Framework needs to be considered. In recent appeal decisions, the inspector has acknowledged that there is a clear policy non-compliance, and has still said that this plan does not significantly or demonstrably outweigh the benefits.

The following Members took part in the debate:

·         Councillor David Levett

·         Councillor Tom Tyson

·         Councillor Ian Mantle

·         Councillor Simon Bloxham

Councillor David Levett proposed and Councillor Michael Muir seconded, and, following a vote it was:

RESOLVED: That application 21/02112/OP be GRANTED planning permission subject to the reasons and conditions outlined in the report of the Development and Conservation Manager.