Outline planning permission for three individual houses
Location: Land adjacent to The Old Smithy, Seaford Lane, Naunton BeauchampView location on map
Application Type: Outline
Parish: Naunton Beauchamp
Ward: Upton Snodsbury
Application Received: 19 June 2013
Statutory Start Date: 12 November 2013
Consultation Period From: 23 July 2013
Consultation Period End: 20 December 2013
Decision Date: 3 January 2014
Case Officer: Lynn Bailey
Decision: Refused - Outline
This decision is subject to the following conditions:
The proposed development would be in an isolated rural location. The development of the site for three dwellings would be incompatible with the principles of sustainable development as set out in the Framework which seeks to both concentrate most new residential development to sites within or adjacent to urban areas and also to reduce reliance upon private motor vehicles as a means of transport. Given the location of the site, it is likely that the proposal will result in an increase in private motor vehicle movements locally. The proposed development would therefore be incompatible with the advice and guidance contained in paragraph 55 of the Framework, as well as saved Policies GD1 and GD2 of the adopted Wychavon District Local Plan. It is not considered that the benefit of three additional dwellings towards the district's housing land supply would outweigh the unsustainable nature of the scheme.
The applicant has not submitted any evidence in support of this proposal to demonstrate that the proposal is essential for agricultural workers dwellings in line with saved Policy COM7 of the Wychavon District Local Plan and paragraph 55 of the Framework. In addition, it is considered that the proposal would extend residential development into the open countryside, harmful to the rural character of the area, and not meet all 3 derogation tests as set out in the Conservation of Habitats and Species Regulations 2010.
For these reasons the proposed development would not perform an environmental role as defined under Paragraph 7 of the Framework and therefore would not represent a sustainable form of development. The proposal would also be contrary to saved Policy ENV1 of the Wychavon District Local Plan and paragraph 55 of the Framework.
Local planning authorities are required to apply the 3 derogation tests of the Habitat Regulations when considering planning applications where proposals would harm, or are at risk of harming European Protected Species. While it is acknowledged the proposal would make a small contribution to the council's 5 year housing land supply, it is considered that this is outweighed by the unsustainable location of the site. As such it is considered that the proposal cannot be justified in compliance with the first derogation test which requires the proposal to have public health or safety benefits or overriding social, economic or environmental public interests in the development of the site. The second test requires that there would be no satisfactory alternatives to the development of the site. In the opinion of the local planning authority an alternative approach is to leave the site undeveloped and locate residential development elsewhere, within the defined development boundary of the village or more sustainable locations. On this basis, the application also fails in compliance with the second test as it has not been demonstrated to a satisfactory degree that these alternatives have been thoroughly considered. Approval of this application would therefore be contrary to saved Policy ENV6 of the Wychavon District Local Plan, the requirements of the Habitat Regulations 1994 (as amended within the 2010 Conservation of Habitats and Species Regulations) as well as the provisions of the National Planning Policy Framework.
Dr H Cross & Ms M Cross & Mr M Cross
Mr M Broughton-Taylor
T M Building Consultants
PO Box 279
Note: The map marker shows the approximate centre of the application postcode, if available, or the nearest geocoded location from the address. The actual location may be slightly different.