Residential development of up to 98 units with associated roads and sewers, green infrastructure and access
Location: Land off Tewkesbury Road and Rear of, College Road, BredonView location on map
Application Type: Outline
Application Received: 11 October 2013
Statutory Start Date: 27 February 2014
Consultation Period From: 1 November 2013
Consultation Period End: 25 April 2014
Decision Date: 26 June 2014
Case Officer: Heather Pearson
Status: Appeal Decided
Decision: Refused - Outline
This decision is subject to the following conditions:
The proposal would result in significant development of open land on the southern edge of Bredon. The proposed development would be clearly seen and interrupt views of the village from the south and west. The proposed development would interfere with the historic approach to the village from the south, diluting the experience of entering the village and thereby reducing the significance of its historic core. The proposed development would harm the wider setting (and therefore the historic/heritage significance) of Grade 1 Listed St Giles' Church, Grade 1 Tithe Barn as well as the Bredon Conservation Area. To permit the development would go against the legal requirement to pay special attention to the desirability of seeking to enhance and preserve the character and appearance of listed buildings and their settings. The development would also be harmful to the setting of designated heritage assets (listed buildings and the conservation area) contrary to the provisions of policies ENV12 and ENV14 of the Wychavon District Local Plan 2006, the Bredon Conservation Area Appraisal as well as the National Planning Policy Framework (especially paragraphs 17 and section 12).
The noise assessment submitted with the application demonstrates that significant parts of the site are subject to noticeable and disruptive noise levels. Having regard to the amount of development proposed and the indicative layout plan provided, it has not been clearly demonstrated that significant adverse impacts on quality of life and health can be avoided through noise mitigation measures (particularly in terms of measures to avoid excessive noise in external parts of the development including private gardens and public open space). Also it has not been shown that noise mitigation measures such as walls and fences would not have an unacceptable adverse impact on the appearance and design of the proposed development as well as the visual amenities of the site and surrounding area. For these reasons the proposed development would be contrary to policies GD2 of the Wychavon District Local Plan 2006, as well as paragraph 69 bullet 3, and paragraphs 109 and 123 of the National Planning Policy Framework and the noise section of the planning practice guidance.
Whilst noting the applicant's willingness to enter into a legal agreement securing the following:
- 40% affordable housing on the site; - financial contributions towards provision/enhancement of additional bus stops; - financial contributions towards passenger transport capacity enhancements; - financial contributions towards footway connection between Brasenose Road and High Street; - financial contribution towards the delivery of the Worcestershire Transport Strategy; - 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 off-site formal sports provision; - financial contribution towards the provision of cycling infrastructure; - financial contribution towards the provision of recycling facilities/services
no firm arrangements have been entered into to secure such planning obligations. 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.
For the reasons set out above the proposal fails to meet all the roles and definition of sustainable development as set out in the National Planning Policy Framework. Therefore, the application fails to benefit from the presumption in favour of sustainable development as set out in paragraph 14 of the NPPF. In addition, the adverse impacts of allowing the proposal would significantly and demonstrably outweigh the benefits of the scheme.
Gladman Developments Ltd
Congleton Business Park
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.