Outline application for a development of up to 83 homes, 150sqm of commercial floor space, landscaping, open space, associated ancillary works and creation of new access following the demolition of 22 Buryfield. All matters are reserved except access - Land South of Buryfield, Bury, PE26 2LE.
(Councillor J Prestage, Bury Parish Council, Councillor S Corney, Ward Member, Mrs T Pink, objector, and Mr N Cooper, agent, addressed the Committee on the application).
By means of a report by the Planning Service Manager (Development Services) consideration was given to an application in respect of land south of Buryfield, Bury. The application was a departure from the Development Plan and Bury Parish and Ramsey Town Councils’ recommendations were contrary to the Officer’s. A copy of the report is appended in the Minute Book.
During the deliberations, reference was made to the effect of the development on the existing settlement and the particular impact of the increased volume of traffic on properties adjacent to the entrance to the site. Members also discussed the proposed commercial / community space, the fact that the site was in the countryside and the loss of agricultural land.
In reaching a decision on the application reduced weight was given to the benefit that up to 42 market dwellings would bring to this location because the Authority was able to demonstrate that it could meet its general market housing needs (five year housing land supply) within the District without needing to permit proposals that did not comply with the provisions of the Development Plan, and the Inspector (examining the emerging local plan) had not challenged the Council’s position on overall market housing numbers, which thereby indicated that the District Council’s housing need could be met through application of the policies in the emerging Plan. Whereupon, it was
that, contrary to the recommendation, the application be refused for the following reasons:
1. The application site comprises of agricultural land to the South of the built up area of Bury (the built up parts of Bury forms a Spatial Planning Area with Ramsey as identified in the Huntingdonshire Core Strategy 2009 and the emerging Huntingdonshire Local Plan to 2036). The site is not allocated for development within the Huntingdonshire Local Plan 1995, the Huntingdonshire Local Plan Alterations 2002, the Huntingdonshire Core Strategy 2009, or the Huntingdonshire Local Plan to 2036: Proposed Submission 2017 (as amended March 2018 for submission), and as such the site is considered to be in the countryside for the purposes of these plans. Being within the countryside, development of the site is contrary to development plan policies H23 and En17 of the Huntingdonshire Local Plan 1995, Policy HL5 of the Local Plan Alteration 2002, and Policies CS1, and CS3 the Huntingdonshire Core Strategy 2009. It is also contrary to policies LP2, LP7 and LP11 of the Huntingdonshire Local Plan to 2036: Proposed Submission 2017 (as amended March 2018 for submission).
2. It is accepted that the delivery of market housing and the above policy compliant 50% affordable housing, the financial contributions for infrastructure and the financial benefits attributed to construction spend, future resident spend and future local tax receipts would provide social and economic gains. Notwithstanding this, the harm resulting from the proposal, when assessed against the three dimensions of sustainable development, significantly and demonstrably outweighs the scheme's benefits because:
· The construction of up to 83 new dwellings and 150m2 of commercial space on this greenfield site would represent a significant encroachment of built development in the countryside causing adverse harm to the intrinsic rural character of the surrounding area. The proposal is therefore contrary to policies H23 and En17 of the Huntingdonshire Local Plan 1995, Policy HL5 of the Local Plan Alteration 2002, and policies LP2, LP11 and LP13 of the Huntingdonshire Local Plan to 2036: Proposed Submission 2017 (as amended March 2018 for submission).
· Up to 83 dwellings, the commercial space and their associated vehicular movements along one sole access point to and from the site will have a significant adverse impact on the residential amenity of the occupiers of Numbers 20 and 24 Buryfield, Bury by means of increased vehicular movements adjacent to side elevations of these properties and increased noise disturbance experienced in the garden areas of these properties. The proposal is therefore contrary to policy H31 of the Huntingdonshire Local Plan 1995 and policies LP15 and LP18 of the Huntingdonshire Local Plan to 2036: Proposed Submission 2017 (as amended March 2018 for submission).
In reaching this decision, reduced weight has been given to the benefit of market dwellings in this location because the Local Planning Authority can demonstrate that it can meet its general market housing needs (five year housing land supply) within the district without needing to permit proposals that do not comply with the provisions of the Development Plan, and the Inspector (examining the emerging local plan) does not challenge the Council's position on overall housing numbers, and thereby indicates that the District Council's housing need can be met through application of the policies in the emerging Plan.