Erection of 70 dwellings incorporating vehicular access from Averill Close, earthworks to facilitate surface water and foul water drainage, landscaping, car parking and other ancillary and enabling works.
Location: Land between Springfield Lane and, Averill Close, BroadwayView location on map
Application Type: Non-householder planning application
Ward: Broadway & Wickhamford
Application Received: 2 August 2013
Statutory Start Date: 24 October 2013
Consultation Period From: 10 September 2013
Consultation Period End: 29 November 2013
Decision Date: 28 February 2014
Case Officer: Heather Pearson
Status: Appeal Decided
Decision: Refused - Planning
This decision is subject to the following conditions:
The proposal for 70 dwellings in the Cotswold AONB is considered to be major development in the AONB and as such it must be demonstrated that there are exceptional circumstances for the development and that the proposal is in the public interest. The exceptional circumstances put forward are the provision of both market and affordable housing. However, it is not considered to be in the public interest. For the following reasons:-
(i) The proposal fails to safeguard, restore or enhance the character of the natural and built environment and does not relate to the sensitivity of the wider context to accommodate change by virtue of the loss of this green 'wedge' of land that separates the residential areas of Springfield Lane and the development off Leamington Road. This green 'wedge' breaks up the built form of the village and helps to identify the separate urban areas. The proposed development would not be sympathetic to the landscape character of the area, not safeguard or enhance the character of the natural environment, not be appropriate to and not integrate with the landscape character of the area and not relate to the sensitivity of the particular landscape of the vicinity. The dominating appearance of the development on the surrounding area would be further exacerbated by the inclusion of three storey properties within the development which will heighten the adverse visual impact of the development from public vantage points within an attractive area of open countryside, which is visible from the surrounding areas, particularly from the elevated escarpment to the east, south-east, south and south-west within the Cotswolds Area of Outstanding Natural Beauty. The proposed planting screening measures would not mitigate the adverse visual impact of the proposed development and would be unsympathetic to the local landscape character.
(ii) There is scope to accommodate additional housing for the district of Broadway outside of the AONB. A site has been identified in the emerging SWDP on Station Road for 65 dwellings. In addition a second site on the Leamington Road has been identified in the SWDP for 48 dwellings. This site although in the AONB is considered to have less impact on the AONB.
As such it is considered that there are no exceptional circumstances that are in the public interest for allowing the proposed major development in an AONB. The proposed development would not comply with Policies GD1, ENV1, ENV2 and SUR2 of the Wychavon District Local Plan, as well as in Policies SWDP25 and SWDP23 of the emerging South Worcestershire Development Plan and para.s 17, 61, 109, 115 and 116 of the NPPF.
The proposed access to the site is through an existing residential development of 292 dwellings. The proposal would result in 362 dwellings being served by a single access point. This is contrary to the County Councils Highway Design Guide which states that developments of over 200 dwellings shall be served by a secondary means of access. The absence of a secondary vehicular access would be likely to compromise the safe movement of traffic and would be contrary to the interests of highway safety. In addition the internal road layout is at variance with the County Councils Design Guide. Further, the walking distance to modes of public transport is in excess of 400 metres, in excess of the Department of Transports advisory distance of 400 metres and Worcestershire County Council advice of 250 metres. The proposal is considered not to be sustainably located and not in accordance with adopted policy GD2 and SUR1 of Wychavon Local Plan (2006) and paras32 and 35 of the NPPF.
Whilst noting the applicant's willingness to enter into a legal agreement securing the following:
- 40% affordable housing on the site; - 0.47ha of on site public open space; - financial contribution towards the delivery of the Worcestershire Transport Strategy; - financial contribution towards the provision of bus stop improvements; - financial contribution towards the provision of education facilities; - financial contribution towards the provision of off-site built sports provision; - financial contribution towards the provision of community building/facilities - financial contribution towards the provision of off-site formal sports provision; - financial contribution towards the provision of cycling infrastructure; - financial contribution towards the provision of recycling facilities; and - financial contribution towards the provision of an arts project
no firm arrangements have been entered into to secure such an agreement. As such, the application is contrary to saved policies GD2, GD3, SR5 and COM12 of the Wychavon District Local Plan 2006 and the provisions of the council's Supplementary Planning Guidance on Developer's Contributions and Affordable Housing as well as the Supplementary Planning Document on Developer Contributions towards Education.
Mr D Bent
Redrow Homes Midlands
Mrs K Ventham
Barton Wilmore LLP
Regent House Price
4 Homer Road
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.