Application Type: Outline
Application Received: 6 March 2014
Statutory Start Date: 17 March 2014
Consultation Period From: 21 March 2014
Consultation Period End: 18 April 2014
Decision Date: 12 June 2014
Case Officer: David Addison
Status: Appeal Decided
Decision: Refused - Outline
This decision is subject to the following conditions:
The application site lies outside of any settlement defined under saved 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. Saved 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, it is likely that the proposal will result in a high dependence upon the private motor vehicle to reach nearby facilities within surrounding villages/towns. The proposed development would thereby be incompatible with the advice and guidance contained in the National Planning Policy Framework (at paras 14, 17, 55 and 95), as well as saved policies GD1 and GD2 of the adopted Wychavon District Local Plan (2006) and policy SWDP2 of the emerging South Worcestershire Development Plan. The benefits of three additional house are significantly and demonstrably outweighed by the disadvantages of the scheme.
The submitted illustrative layout shows residential properties within approximately 17 meters of a railway line. In the absence of a noise report detailing the possible effect on the occupants or proposed mitigation against noise at this location it is difficult to assess where the proposal is acceptable in this location in terms of the amenities of the future occupiers of the development. The proposal would therefore fail to accord with saved Policy GD2 of the Wychavon District Local Plan and advice in the Planning Practice Guidance.
The submission is considered to fail to reasonably justify the loss of the existing employment land. The application has not demonstrated that the existing commercial premises is no longer capable of meeting an employment need. This proposal therefore is in conflict with the objectives of the Framework relating to the support that should be given to economic growth in rural areas, and fails to comply with saved Policy ECON1 of the Wychavon District Local Plan (June 2006)
It is not considered that the submission has reasonably demonstrated that the application site could accommodate 29 residential units without significant detrimental harm to the historic and established individual built character and identities of the local settlements of Wyre Piddle; Pinvin; and Pershore. Due to the location and dimensions of the application site, it is reasonably considered that any residential development consisting of 29 units would result in built development that would be at odds with the established linear built form fronting the main highway of the nearest established residential development to the east and west. 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.
As detailed in Planning Practice Guidance (PPG), the first presumption for any development is to provide a system of foul drainage discharging into a public sewer to be treated at a public sewage treatment works. In this case, the applicants have failed to provide adequate information to demonstrate that connection to an existing public sewer is not feasible, in order to justify use of a sewage treatment plant to serve the new residential development of this scale. Without sufficient information the local planning authority do not therefore consider that the proposal represents sustainable development. The proposal therefore fails to comply with Saved Local Plan (2006) Policy GD2 as well as guidance contained in paragraph 109 of the National Planning Policy Framework (2013) and the PPG (2014).
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; associated Pinvin Crossroads works; transport schemes set out in the Pershore Package elements of the SWIDP; provision of new bus shelters and signs; recycling; cycling infrastructure; enhancement/provision of off- site formal sports provision; built sports facilities and provision/enhancement of community buildings/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
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).
Mr B Hands
Bradley Investments Ltd
Mr A Smith
Alan Smith Associates
2 Mill Lane
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.