LITTON
CHENEY PARISH COUNCIL
Minutes
of the Extraordinary meeting of Litton Cheney Parish
Council
held on Tuesday 24 September 2019 at Litton
and Thorner's Community Hall to consider
planning application WD/D/19/00187 LAND EAST OF 7-8 GARDEN CLOSE – demolition
of double garage and erection of 1 no dwelling, garage block, access, and
parking
Present: Bill Orchard (Chairman);
Kathryn Brooks; John Firrell: Andy King; Andrew Price; Bella Spurrier; Maggie
Walsh (Clerk). Also in attendance were Paul Hoffman (planning agent) and 16
local residents
1.
Apologies: none
2.
Declarations
of interest: none
3.
Cllr
Orchard invited Paul Hoffman, agent for the application to give an overview of
the proposal. PH summarised the proposed
development and said that, as a village without a development boundary, new
dwellings within Litton Cheney would be contrary to Local Plan policy. However, as Dorset Council does not currently
have a 5 year housing land supply, the Local Plan was superseded by the
National Planning Policy Framework (NPPF), which carried a presumption of
approval unless the harm significantly outweighed the benefits. The site was within a Conservation Area (CA)
and an Area of Outstanding Natural Beauty (AONB) and adjacent to a Listed
Building. However, the site was enclosed
by development on 3 sides and was screened by hedges. The applicant had obtained independent advice
that the proposal was acceptable in heritage terms. No wildlife would be affected and nesting
bird boxes would be erected. The Housing
Needs Survey had identified 30 respondents would require open market
housing. In his view all villages needed
some level of new housing to sustain them.
The application was for a 145m2 4 bed house which was
appropriate for the size of the plot. The
proposal would deliver 1 dwelling towards the 5 year housing land target;
provide local employment during construction and the inhabitants would
contribute to the village. He therefore
felt the benefits outweighed the harm.
4.
Democratic
time
·
2
local residents said they either had, or planned to object to the proposal and
hoped the Parish Council would object to the application.
·
Concerns
were raised about the impact on the amenities of neighbours.
·
Concern
that the situation regarding the 5 year housing land supply left the village
vulnerable to opportunistic applications for new dwellings
·
Query
as to why the proposal was for a 4 bed house – most families could not afford a
4 bed house at open market prices and a number of 3 and 4 bed dwellings in the
village were proving difficult to sell.
The proposed dwelling was more likely to be purchased by a retired
couple or for a holiday let.
·
Would
the proposed dwelling be accessible to emergency services? The coal delivery
lorry was unable to use the access road. Concern that the junction between
Garden Close and Chalk Pit Lane was dangerous, PH responded that Highways and
Technical Services had been consulted and raised no objection with regard to the
proposed access arrangements; the nature of the junction of the junction
between Garden Close and Chalk Pit Lane was not relevant to this application as
both roads were already adopted.
·
The
proposed house would fill in a green space and be out of keeping with the
village.
5.
Consideration
by Parish Council
Cllr
Brooks confirmed that Dorset Council currently had 4.88 years of housing land
supply and so the balance shifted from the Local Plan towards the NPPF. However, each planning application was
assessed on its own merits. The balance of
weight between the NPPF and the local plan, where there was a shortfall in 5
year housing land supply, would vary with the Local Planning Authority and/or
Planning Inspector.
Parish
Councillors were disappointed that so much planning weight should be given to
the 5 year housing land availability target, when Dorset Council had exceeded
the housing delivery test by 29% over 3 years. There was already extant permission for 7 new
dwellings in the village and Parish Councillors were concerned that pressure to
build new houses in the village would continue whilst the 5 year housing land
target was unmet, even though the local plan policy was that villages without
development boundaries were unsuitable for new dwellings.
Whilst
the NPPF carries a presumption in favour of sustainable development, the
bus service extremely limited and Parish Councillors thought that the village school
may be full. Villagers were reliant on
cars and on street parking also caused significant problems. Litton
Cheney was therefore not a sustainable location for new dwellings. One
additional dwelling would not make a significant contribution to the 5 year
supply.
Concern
about how the proposed back land development would impact on the amenities of
the occupants of Garden Close given the proposed narrow single lane access
track for use by 4 properties running around existing dwellings and the proximity
of the proposed dwelling to no 8 Garden Close.
Parish
Councillors did not feel there was a need for additional 4 bed houses within
the village and felt the agent had misinterpreted the Housing Needs Survey.
6.
Conclusion
and decision
It
was proposed by Cllr Orchard, seconded by Cllr Firrell and carried unanimously
that the Parish Council OBJECT to the planning application for the following
reasons
(1) The proposal is contrary to Policy SUS3
of the Local Plan as the village has no defined development boundary and proposed
dwelling would not meet any identified needs within the village. The recent Housing Needs Survey did not
confirm a substantial need for housing in the area other than for some
respondents who supported the need for affordable housing.
(2) Notwithstanding any reduced weight
accorded to the Local Plan as a result of Dorset Council currently falling
short of the 5 year housing land supply, and the NPPF presumption for sustainable
development, the proposed application site is not in a sustainable location as
the village has a limited bus service and facilities are limited to a pub,
school, village hall and church. The
occupants of the proposed dwelling would therefore need to rely on cars to
travel in and out of the village via narrow and steep roads. There is already extant planning permission
for 7 new dwellings in the village. If
permitted, one additional dwelling would not make a significant contribution to
the 5 year housing land supply but would have an incremental impact on the
village. The adverse impacts of the
proposal therefore outweigh any benefits.
(3)
Loss of
amenity for the occupants of Garden Close: the proposed location is an infill
site in back gardens but with the proposed building very close to the rear of
other properties in Garden Close, particularly no’s. 7&8 - which means this
is a backland development and should be designed with
full care and consideration for these properties as they are the ones most
affected. The proposed dwelling is pitched about 45m from the rear of no 8 and
with an access road to four garages running between the two properties. Larger
vehicles are unable to use the access due to restricted turning space on the
plot. The access to the site would be
via a private lane off a cul-de-sac head, serving 4 properties with all their
collections and deliveries, and passing within 10m of the principal (south
facing) elevation of no 8 before turning at right angles and running past their
rear windows as well. There are considerable adverse effects to be expected for
the owners of this property in terms of privacy, outlook and quiet enjoyment,
and others in the Close will be impacted to a lesser degree by this development
and increased traffic movements.
The
Parish Council also wishes to record its disappointment that Dorset Council’s
significant achievement in exceeding the housing delivery test does not appear
to mitigate against its shortfall of 0.12 against the 5 year housing land
supply.
7.
Meeting
closed
Maggie Walsh, Parish Clerk