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Agenda item

25/02983/OUT - Land North of Folly View, Willersey

Proposal

Outline application for the erection of up to 30 dwellings

 

Case Officer

Martin Perks

 

Ward Members

Councillor Gina Blomefield and Councillor Tom Stowe

 

Recommendation

PERMIT subject to completion of S106 legal agreement(s) covering financial contributions to secondary education, library services and community transport, the provision of affordable housing and self-build/custom build housing, and financial contributions to Willersey Parish Council for improvements to the village hall, recreation ground and cemetery.

 

Minutes:

The proposal was for outline permission to erect of up to 30 dwellings with associated means of access, car parking, public open space, landscaping, sustainable drainage system, and associated infrastructure.

 

Case Officer: Martin Perks

Ward Member: Councillors Tom Stowe and Gina Blomefield

Officer Recommendation: PERMIT subject to completion of a section 106 legal agreement covering financial contributions to secondary education, library services, community transport, the provision of affordable housing and self-built custom housing and financial contributions to Willersey Parish Council for improvements to the village hall recreation ground and cemetery.

 

The Chair invited the Case Officer to introduce the application who made the following points:

  • The recommendation had been amended to permit the application subject to no objection from the Gloucestershire County Council Lead Local Flood Authority, in addition to the previous conditions.
  • Willersey Parish Council had requested £121,150 toward the village hall.
  • Updated drainage details had been submitted and were under review by the Lead Local Flood Authority, so the recommendation remained to permit subject to no objections.
  • An objection had been received from Folly View residents, which raised concerns that the proposed layout had not provided adequate separation or landscape buffering to protect privacy, and highlighted potential noise intrusion during and after construction. They requested additional measures such as weekend restrictions and no driven piling.

·         A local resident shared correspondence from Severn Trent Water regarding foul drainage capacity.

The key points were that:

  • Issues were partly due to unmapped surface water connections and infiltration into the wastewater network.
  • The system was designed mainly for foul water and should accommodate current connections, but infiltration could undermine performance.
  • The pumping station operation was being reviewed to ensure optimal performance.
  • Willersey was served by Honeybourne Sewage Treatment Works, which had sufficient treatment capacity, though some upstream network sections had hydraulic constraints.

The Case Officer shared aerial photographs, site plan, photographs from various directions and access points, location of development sites in the town and a drainage scheme strategy.

 

Public Speakers

Speaker 1 – Willersey Parish Council – Councillor Jane Rintoul

The proposal formed part of two live applications totalling 90 dwellings in a village of 900 people and 495 homes, creating a dense block of 60 houses. It was emphasised that the development lay within a nationally protected landscape, and that the NPPF required exceptional circumstances for major developments, which had not been demonstrated. They raised serious infrastructure concerns, including closed shops, a school at capacity, overstretched GP and acute health services, and limited public transport increasing car dependency. Combined with existing sewage and water capacity issues, the Councillor urged the Planning Committee to reject the application.

 

Speaker 2 – Objector – Roger Webb

The objector highlighted longstanding flooding and sewage issues in Willersey. They noted that the officer’s report confirmed the applicant was still in discussion with the Lead Local Flood Authority (LLFA) and without agreement, the scheme was unacceptable. They emphasised that Severn Trent Water and Thames Water had statutory responsibilities and that no development should proceed until their concerns were resolved. The objector urged the Committee to refuse the application or defer until full agreement from the LLFA, Severn Trent, and Thames Water was received to enable an evidence-based decision.

 

Speaker 3 – Agent – Ed Leeson

The scheme was reduced from 50 to 30 homes in response to pre-application advice and landscape sensitivity. No technical objections had been raised, and matters including ecology, trees, archaeology, and amenity could be addressed through conditions. Drainage and flood risk had been carefully considered with the LLFA and Severn Trent Water, with a robust sustainable drainage strategy proposed. The development included 12 affordable homes and delivered local benefits via a Section 106 agreement.

 

Speaker 4 – Ward Member – Councillor Tom Stowe

The Ward Member highlighted that around 170 objections had been lodged, demonstrating significant local concern, particularly over longstanding flooding and sewage issues. Residents had experienced raw sewage in roads and gardens, manhole blowouts, and backing up in homes, with Severn Trent Water confirming ongoing investigations but no planned investment. Pre-commencement conditions should be imposed and effectively enforced.

 

Despite the reduced scheme size, the proposal could still constitute major development under the NPPF, requiring careful consideration of its impacts on the Cotswold National Landscape and refusal unless exceptional circumstances and public interest were demonstrated.

 

Member Site Inspection Briefing Feedback

  • Whilst the site offered impressive views and represented a village expansion next to a modern development, it appeared relatively ordinary itself and not markedly different from other developed sites in the National Landscape.
  • The reduction of the scheme from 50 to 30 houses, negotiations between the agent and case officer and with the site being pushed south to protect the footpath, was particularly significant.
  • The site was extremely wet, with the field completely saturated despite it not being a rainy day.

 

Member Questions

Members of the Committee asked a series of questions and noted that:

  • Whilst the outline application had raised concerns about drainage, the applicant had had ongoing discussions with the LLFA to develop a drainage strategy ensuring surface water was managed on-site, with flows not exceeding existing greenfield rates. The detailed schemes and sustainable drainage measures would be secured via conditions.
  • Severn Trent Water was responsible for connecting the development to the drainage network and ensuring capacity, and whilst they had raised no objection (subject to conditions), the Council could only enforce measures through planning conditions to prevent occupation until satisfactory solutions were in place. The main issue appeared to be surface water infiltrating the system rather than insufficient foul drainage capacity.
  • The Case Officer clarified that the scheme was not considered major development in the Cotswolds National Landscape for the purposes of paragraph 190 of the NPPF. Independent landscape consultants had deemed it acceptable, and that under footnote 67, major development was determined by the decision-maker based on its nature, scale, setting, and whether it would have a significant adverse impact. The residential nature, limited scale of 30 houses, and lack of notable landscape features meant no significant adverse impact was expected.
  • Under the current Local Plan, Willersey was designated as a principal settlement and should be treated as such until a new Local Plan was adopted. Its status may change following the ongoing settlement review.
  • 40% of the scheme would be affordable housing, including six social rent homes. Current housing needs evidence showed that 55 households in the village or neighbouring parishes required affordable housing.
  • The Cotswold National Landscape Board was not a statutory consultee. Its objection and supporting report still carried material weight, and its Management Plan policies were taken into account as material considerations in the assessment of applications.
  • Education contributions were relating to secondary provision for 16–18 year olds. Current capacity pressures were at that stage, whilst primary contributions were not being sought at present.
  • The number of objections or expressions of support was noted not to be determinative and that the application must be assessed and decided on its planning merits.
  • A holding objection had initially been submitted by Severn Trent Water whilst they investigated wider network concerns. Their latest position was no objection subject to condition. An appropriate planning condition had been recommended to secure drainage measures before commencement.
  • Concern was raised that the affordable homes were positioned in the site with potential surface water risk and whether this was appropriate. The Case Officer advised the whole site was Flood Zone 1 and that detailed level data indicated mitigation measures, including raised floor levels and sustainable drainage design, could address the risk, subject to confirmation by the LLFA.

Member Comments

  • Concerns were raised locally about flooding, drainage and water infrastructure capacity in Willersey. However, planning decisions must be determined in line with policy and the advice of consultees such as the LLFA and Severn Trent Water, within the framework of national guidance and the Cotswolds National Landscape designation.
  • The development was considered modest, with housing on two sides, generous green space, a thoughtful and respectful layout, a mix of affordable and social housing, and no expected impact on escarpment views from the footpath.
  • The contribution to the Village Hall was still under negotiation between the Parish Council and the developer as the current figure was considered too high.

 

Councillor Joe Harris proposed and Councillor Julia Judd seconded the proposal to permit the application. The proposal was put to the vote and agreed by the Committee.

 

RESOLVED: To PERMIT subject to no objection from Gloucestershire County Council, the Lead Local Flood Authority, and the completion of a Section 106 agreement securing financial contributions to secondary education, library services, community transport, Willersey Parish Council for the village hall, recreation ground, and cemetery, as well as the provision of affordable and self-built/custom housing.

 

Supporting documents:

 

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