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Agenda item

26/00613/OUT Land to the East of Nostle Road

Proposal:

Outline application for 50 dwellings, plus associated infrastructure and landscaping. All matters reserved except access at Land To The East Of Nostle Road, Nostle Road, Northleach.

 

Case Officer:

Martin Perks

Ward Member:

Councillor Tony Dale

 

RECOMMENDATION:

PERMIT subject to no objection from Biodiversity Officer (and any associated conditions), completion of a S106 legal agreement covering the provision of affordable and self-build/custom build housing, Biodiversity Net Gain Monitoring and financial contributions to secondary (16-18) education, library services, school transport, bus stops and a travel plan.

Minutes:

The proposal was Outline application for 50 dwellings.

 

Case Officer: Martin Perks

Ward Member: Councillor Tony Dale

 

Recommendation:

PERMIT subject to no objection from Biodiversity Officer (and any associated conditions), completion of a S106 legal agreement covering the provision of affordable and self-build/custom build housing, Biodiversity Net Gain Monitoring and financial contributions to secondary (16-18) education, library services, school transport, bus stops and a travel plan.

 

The Chair invited the Case Officer to introduce the application.

The Case Officer shared the application details with the Committee including additional pages:

·         Further representation had been received from the Cotswolds National Landscape Board objecting to the application on the basis that it constituted major development within the AONB. These matters had been addressed within the report and the recommendation remained unchanged.

Public Speakers

Public speaker – Councillor Michael Seath – Town and Parish Council

The Town Council did not object to the principle of development but remained concerned about the scale of the proposal and its impact on the landscape and local community. The proposal would result in a permanent loss of landscape and that the development did not accord with the landscape guidance for the site. Reference was made to the objection from the Cotswold National Landscape Board. Concerns were raised regarding drinking water capacity, foul drainage and flood risk, with support expressed for pre-commencement or pre-occupation conditions relating to water infrastructure. If permission was granted, it was requested that additional landscape, drainage and principal residence conditions be imposed.

 

Public speaker – Mr George Hudson – Agent/Applicant

The proposal formed part of the allocated Local Plan site and had been developed following officer advice to deliver a comprehensive scheme. The development sought to provide high-quality homes using local materials, support the local economy during construction, and contribute to the long-term sustainability of Northleach by increasing the resident population and supporting local services.

 

Site Inspection Briefing

·         The site was prominent within the landscape, with rising ground and visible contours that were not fully apparent from the plans.

·         The proposed access from Nostle Road avoided the main road network.

·         The proposed development would extend beyond the established building line of the existing development opposite, increasing its visual prominence.

·         It was recognised that the detailed design of the development would be considered at the reserved matters stage and would be important in integrating the development into the surrounding area.

·         The adjacent residential development had become well integrated into the town over time, demonstrating good design and landscaping.

 

Members questions

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

·         The site was allocated for housing in the Local Plan and that the submitted layout was indicative only. The increased capacity reflected changes in national planning policy promoting the efficient use of land, with officers considering the proposed extent of development to respond appropriately to the site's topography and setting. Detailed design, landscaping, lighting, green infrastructure and water supply infrastructure would be considered through reserved matters and planning conditions.

·         The proposed road layout was indicative only and that the road terminus would provide continued access through the existing field gate to the adjoining land, rather than indicating future development access.

·         The secondary education contribution would be used to provide additional education infrastructure, including school places or facilities, to accommodate pupils generated by the development.

·         Members could request the reserved matters application be brought back to Planning Committee. However, forthcoming changes to the national scheme of delegation could result in reserved matters applications being determined under delegated powers rather than by committee.

·         Whilst the Cotswold National Landscape Board objected on landscape grounds, officers considered the visual impact to be localised and not sufficient to justify refusal when balanced against the benefits of the development.

Member comments

·         Support was expressed for the indicative layout, noting that the proposed design would create a more balanced entrance to the town and demonstrated thoughtful design.

·         The scale of development would be delivered over a number of years and was considered proportionate in the context of the town's growth.

·         The provision of affordable housing was welcomed, with the view that it could make a significant contribution towards meeting identified local housing need.

·         Additional housing would help support the long-term vitality and sustainability of Northleach's local services and facilities.

·         The Town Council did not object to the principle of development and that scrutiny had identified matters to be addressed through the subsequent stages of the application.

 

16:30 Councillor Michael Vann left the chamber and did not take part in the vote.

 

Councillor Patrick Coleman proposed PERMITTING the application and Councillor Julia Judd seconded the proposal. The proposal was put to the vote and agreed by the Committee

RESOLVED: to PERMIT the application.

 

Supporting documents:

 

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