Outline planning application for the development of up to 8 dwellings with access from A449
Location: Land adjacent to, Cleeve Lodge, Main Road, OmbersleyView location on map
Application Type: Outline
Application Received: 8 January 2014
Statutory Start Date: 11 February 2014
Consultation Period From: 14 February 2014
Consultation Period End: 20 March 2014
Decision Date: 11 August 2014
Case Officer: Vicky Stone
Status: Appeal Decided
Decision: Refused - Outline
This decision is subject to the following conditions:
The application site lies outside of any defined settlement boundary as defined under planning policy GD1 of the Wychavon District Local Plan 2006, in a countryside location with limited or no sustainable access to the range of services and facilities required to support the proposed development. As a result, future occupiers of the development would be highly dependent on the need to travel by means of private car. Therefore, the proposed development fails to accord with the provisions of saved Policy GD1 which directs all new development to defined development boundaries and consequently, this weighs significantly against the development.
It is considered that the council can demonstrate a robust supply of specific deliverable sites sufficient to provide five years worth of housing against the identified requirement set by the South Worcestershire Development Plan Inspector. Consequently, saved Local Plan Policy GD1 is not out of date and therefore should be attributed weight in the determination of this application. .
In any case, the development fails to satisfactorily contribute to the social and environmental roles of sustainable development in that it is not accessible to local services, does not support health, social and cultural wellbeing, minimise pollution or mitigate and adapt to climate change. Overall, the proposed development fails to represent a sustainable form of development and the harm caused by the proposal significantly and demonstrably outweighs any benefits of the scheme.
The proposed development is contrary to saved Policy GD1 of the Wychavon District Local Plan (2006); emerging South Worcestershire Development Plan (2013) Policies SWDP1 and SWDP2 as well as paragraphs 6, 7, 8 and 55 of the National Planning Policy Framework (2012).
Based on the indicative illustrative layout submitted the proposal has failed to demonstrate that the introduction of 8 dwellings on this site can be accommodated without detrimental impact to the residential amenities of neighbouring properties. In particular plots 1, 2, 3 and 4 do not demonstrate a satisfactory distance from the boundary edges with adjoin the private rear garden space of neighbouring properties, Yew Tree Cottage and Cleeve Lodge. As such, due to the size, scale and location of the proposed new dwellings and the relationship with neighbouring properties, it is considered that overall there would be demonstrable harm in terms of overlooking by the proposed development. Accordingly the proposal is contrary to saved Policy GD2 and SUR1 of the Wychavon District Local Plan (2006); emerging South Worcestershire Development Plan (2013) Policy SWDP21, paragraphs 56 and 58 of the National Planning Policy Framework, as well as advice contained in the adopted Wychavon District Council Residential Design Guide Supplementary Planning Document.
Due to the location and dimensions of the application site and based on the indicative plan submitted, it is reasonably considered that any residential development consisting of 8 units would result in the built development being at odds with the established linear built form fronting the main highway, the A449. As such it is considered that the proposals are contrary to saved Policies GD2 and SUR1 of the Wychavon District Local Plan (June 2006); the advice contained within the council's Residential Design Guide (Supplementary Planning Document); and paragraphs 7 and 58 of the National Planning Policy Framework.
Whilst the applicant has indicated a willingness to provide affordable housing as part of the proposed development, no legal agreement is in place to secure the provision of any affordable units. For this reason the proposed development and application is contrary to saved Policies GD3 and COM2 of the Wychavon District Local Plan 2006, the provisions of the Council's Affordable Housing SPG as well as the provisions of the National Planning Policy Framework on delivering a wide choice of high quality homes (in particular paragraph 50).
Whilst noting the applicant's willingness to enter into a legal agreement, no secure arrangements are in place to ensure the provision of contributions to be made towards the enhancement/provision of education facilities within the area; public open space; recycling; cycling infrastructure; enhancement/provision of off-site formal sports provision and built sports facilities. As such, the application is contrary to saved policies GD3, SR5 and COM12 of the Wychavon District Local Plan 2006, the provisions of the Council's Supplementary Planning Document on Education Contributions (April 2007) and the provisions of the Council's Supplementary Planning Guidance Note on Developer Contributions Towards Service Infrastructure
Mr C D'Auncey
Mr S Hawley
Harris Lamb & Co
75-76 Francis 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.