Application Type: Outline
Application Received: 4 November 2013
Statutory Start Date: 29 November 2013
Consultation Period From: 3 December 2013
Consultation Period End: 9 January 2014
Decision Date: 16 January 2014
Case Officer: Anna Brindle
Status: Appeal Decided
Decision: Refused - Outline
This decision is subject to the following conditions:
The application site lies outside of any settlement defined under policy GD1 of the Wychavon District Local Plan 2006 and is not allocated for development either in the Local Plan or in the emerging South Worcestershire Development Plan. Policy GD1 seeks to direct most new development to defined settlements and therefore the proposed development is contrary to the provisions of the development plan.
The development of this site would therefore be incompatible with the principles of sustainable development as set out in the National Planning Policy Framework which seeks to resist isolated homes in the countryside unless there are special circumstances and to manage patterns of growth to make the fullest possible use of sustainable modes of travel.
The proposed development will also go against the aims of the development plan 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 which offers poor pedestrian connectivity to local services, including bus stops, due to the lack of street lighting and pedestrian footways and the presence of a national speed limit restriction, it is likely that the residents of the proposed development would be highly reliant on the car to travel to and from the site. The proposed development would thereby be contrary to and incompatible with the advice and guidance contained in the National Planning Policy Framework (at para. 17, 55 and 95), as well as saved policy GD1 of the adopted Wychavon District Local Plan (2006). For these reasons the proposal is considered to not represent sustainable development.
The council has evidence to demonstrate a five year housing land supply as required under section 6 of the National Planning Policy Framework. Having regard to the provisions of paragraph 14 and 49 of the National Planning Policy Framework, housing applications should be considered in the context of the presumption in favour of sustainable development. As the council can demonstrate a five year housing land supply, policy GD1 of the Wychavon District Local Plan 2006 is not to be considered out-of-date under the provisions of paragraph 49 of the NPPF. Therefore significant weight can be attributed to Local Plan Policy GD1. In addition and in light of the advanced stage of the preparation of the South Worcestershire Development Plan, weight can be attributed to emerging policy SWDP2.
Paragraph 14 of the NPPF states that where a development plan is out-of-date, the presumption in favour of sustainable development means granting permission unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole. Notwithstanding the council's position on housing land supply, the proposal not representing sustainable development as well as the weight to be attributed to Local Plan policy GD1, the Council considers that the adverse impacts of allowing the development in this location would significantly and demonstrably outweigh the benefits of the proposed development. For these reasons the proposed development fails to contribute to the achievement of sustainable development as defined in the National Planning Policy Framework.
In addition, the introduction of two sizable dwellings with their associated driveway and parking areas, positioned within this current open grassed meadow in a road-frontage position, would introduce an urbanised character of development that is out of keeping with the open, rural character of this part of Nafford Road. It is considered that a visible transition exists between the more regular and tight-knit building line demonstrated within the defined development boundary to the open, rural and irregular character of the street scene when leaving the settlement in an easterly direction. It is considered that the introduction of these properties which would not reflect this open, irregular, rural character would be harmful within this transitional area and would be detrimental to the important rural approach to the village of Eckington. As such, the development is considered to be contrary to Wychavon District Local Plan Policies GD2 and ENV1 and NPPF para. 115.
Mr & Mrs I Hughes
Mr P Rawle
PRP Consultants Ltd
Top Barn Business Centre
Mrs N Maxted
Merrington Project Services Ltd
9 The Green
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.