Issue - meetings

To seek approval of the recorded reasons for refusal following decision at the previous meeting.

Outline application for the erection of up to 225 dwellings (including 40%) affordable housing) with public open space, landscaping and sustainable drainage system and a vehicular access point. All matters reserved except for means of access.

It was noted that this item was on the agenda for confirmation of the specific detailed reasons for refusal cited at the previous meeting.

It was moved by Councillor Bray, seconded by Councillor O’Shea and

RESOLVED – the reasons for refusal be confirmed as:

(i)            The proposed development lies within the open countryside, outside of and poorly related to the settlement boundary of Ratby. As such, the development site does not accord with any of the categories of development that are considered to be acceptable within the countryside and fails to provide convenient access for pedestrians to services and facilities and is not located where the need to travel is minimised. The application is therefore contrary to policies DM4 and DM17 of the Site Allocations and Development Management Policies Development Plan Document;

(ii)          The proposed development is considered to have a significant detrimental effect on the character of the site and wider area and on the intrinsic value, beauty, open character and landscape character of the countryside. The proposal would therefore be contrary to policies 6 and 7 of the core strategy and policies DM1 and DM4 of the Site Allocations and Development Management Policies Development Plan Document. Furthermore, the proposed development would fail to complement or enhance the character of the surrounding area contrary to policy DM10 of the Site Allocations and Development Management Policies Development Plan Document and the environmental aims, in particular as contained within paragraphs 130 and 174 of the National Planning Police Framework (2021);

(iii)         Residential development of the site would result in the reduction of views to the Church of St Philip and St James in an agricultural context and as a result will cause less than substantial harm to the Ratby Conservation Area and the grade II listed Church of St Philip and St James that is not outweighed by public benefits contrary to policies DM11 and DM12 of the Site Allocations and Development Management Policies Development Plan Document and section 16 of the National Planning Policy Framework (2021);

(iv)         The applicant has not confirmed / agreed section 106 contributions or the delivery of affordable housing and public open space. As such, the application is considered contrary to policy DM3 of the Site Allocations and Development Management Policies Development Plan Document and policy 19 of the core strategy.

Outline planning application for the erection of up to 225 dwellings (including 40% affordable housing) with public open space, landscaping and sustainable drainage system (SuDS) and a vehicular access point. All matters reserved except for means of access.

Late items received after preparation of main agenda:

Introduction:-

1.1.       Following publication of the report there are a number of corrections/clarifications required as follows:

·                     At paragraph 2.4 the third bullet point should relate to Desford Lane

·                     At paragraph 5.2 three further objections have been received. They do not raise new issues but one refers to the number of major housing developments approved in Ratby since the 1990s.

·                     At paragraph 6.4 it should be clarified that National Highways consider the traffic impact on the Strategic Road Network at the A46/A50 junction would be insignificant and that the anticipated trip rates and future traffic levels are considered acceptable.

·                     At paragraph 8.18 the Applicant disputes that the quality of the land is such that it is best and most versatile agricultural land and points out that it is much less than 20 hectares which is the level at which a loss of best and most versatile land must be consulted on with Natural England.

·                     At paragraphs 8.66 and 8.112 the harm referred to relates to the setting of the Church and conservation area and not to the listed building or conservation area themselves.

·                     At paragraph 8.95 the Applicant has also submitted an updated Heritage Assessment Geophysical Survey that has not recorded magnetic variation that can be confidently attributed to potentially significant archaeological remains.

At paragraph 8.112 is should be clarified that great weight must be given to conserving the setting of the Grade II* listed Church of St Philip and St James and the setting of the Ratby Conservation Area. It is confirmed that the benefits of the proposal are considered to outweigh the harm that results from the development.

Outline planning application for the erection of 225 dwellings (including 40% affordable housing) with public open space, landscaping and sustainable drainage system (SuDS) and a vehicular access point. All matters reserved except for means of access.

Three objectors, the agent and a ward councillor spoke on this application.

Notwithstanding the officer recommendation that permission be granted, members felt that the application would have a detrimental impact of the views, vistas and skyline, would not enhance the character and appearance of the area and would be outside of the settlement boundary and would be contrary to policies DM1, DM4, DM7, DM10, DM11 and DM12 of the Site Allocations and Development Management Policies DPD. It was moved by Councillor Boothby and seconded by Councillor Allen that permission be refused for these reasons. Upon being put to the vote, the motion was CARRIED and it was unanimously

RESOLVED – permission be refused for the abovementioned reasons.