Outline planning permission for 25 residential dwellings, including a new access from Elmley Road, site infrastructure and drainage; and a new area of public open space.
Location: Land Off, Elmley Road, Ashton under HillView location on map
Application Type: Outline
Ward: South Bredon Hill
Application Received: 25 March 2014
Statutory Start Date: 25 March 2014
Consultation Period From: 1 April 2014
Consultation Period End: 2 May 2014
Decision Date: 23 June 2014
Case Officer: Gavin Greenhow
Status: Appeal Decided
Decision: Refused - Planning
This decision is subject to the following conditions:
The application site lies in an Area of Outstanding Natural Beauty and is considered to represent major development. Paragraph 116 of the NPPF states that such proposals should be refused except in exceptional circumstances. The council acknowledges exceptional circumstances exist to justify some housing on part of the application site as it falls within an area proposed to be designated for residential development in the emerging South Worcestershire Development Plan. However, that development is envisaged to be a frontage scheme close to Elmley Road, whereas the proposed scheme extends about half way across the field on rising land towards the western boundary in a particularly conspicuous location that is easily viewed from public vantage points to the north, east and west of the site. There are no exceptional circumstances to justify further encroachment into the AONB on land that lies outside the proposed allocated site. In arriving at this view the council has had regard to the character of the site, the specific housing needs for Ashton-under-Hill, as well as the scope to provide housing elsewhere in the District on land outside the AONB. For these reasons the proposed development would be contrary to the provisions of paragraphs 115 and 116 of the NPPF as well as policies ENV1 and ENV2 of the Wychavon District Local Plan 2006.
Whilst noting the applicant's willingness to enter into a legal agreement securing the following:
- 40% affordable housing on the site; - financial contribution towards the delivery of the Worcestershire Transport Strategy; - the provision of uncontrolled crossings on Elmley Road; - contribution in lieu of on-site provision of public open space - amount to be ascertained on receipt of confirmation of the level of on-site provision; - 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;
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.
For the reasons set out above the proposal fails to meet the roles and definition of sustainable development. Therefore, the application fails to benefit from the presumption of sustainable development set out in paragraph 14 of the NPPF. Furthermore, the adverse impacts of allowing the proposal would significantly and demonstrably outweigh the benefits of the scheme and specific policies of the NPPF (para. 116) indicate development should be restricted.
Mr D Eaton
Ms K Else
RPS Planning and Development
Quinton 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.