Residential development involving the erection of 38 dwellings, public open space provision, landscaping, means of access and associated works - Land North East of 15 Meadows Lane, Bury, PE26 2NS.
(Councillor M Tew, Bury Parish Council, and Mr D Mead, agent, addressed the Committee on the application).
See Minute No. 71 for Members’ interests.
that the application be refused for the following reasons:
1. Heritage - On the basis of the information submitted it is considered that the proposal will cause harm to the significance of the setting of the Grade I Listed Holy Cross Church and to Ramsey Conservation Area due to the impact of the proposed development of this open, greenfield site which makes a positive contribution to the setting of Grade I Listed Holy Cross Church and to Ramsey Conservation Area. The proposal would deliver the public benefit of delivering 29 affordable homes to meet the identified local affordable housing need and the removal of the overhead power lines. However, it is considered that these public benefits of the proposal do not outweigh the significant but less than substantial harm resulting from the proposed development. The proposals are therefore considered contrary to Section 16 of the Planning (Listed Building and Conservation Area) Act 1990; Section 16 of the National Planning Policy Framework and Policies LP2, LP12, LP28 part d) iii) and LP34 of the Huntingdonshire Local Plan to 2036.
2. Archaeology - The site lies within a landscape of high archaeological potential. In the absence of a pre-determination fieldwork evaluation of the site, the Applicant has failed to determine the presence or absence of important archaeological remains and the provisions for their recording and preservation in situ, should important remains be present. In taking a precautionary approach it is considered that the proposed development would, on the balance of probability, result in the destruction of important archaeological remains that would otherwise justify preservation in situ. The proposal is therefore contrary to Policies LP2, LP28 part d) iii) and LP34 of the Huntingdonshire Local Plan to 2036 and the requirements of Section 16 of the National Planning Policy Framework.
3. Design - The detailed design of the proposed development is considered to be of significantly poor quality, failing to create a high-quality well-designed place and failing to contribute positively to the area’s character and identity. The scheme fails to create attractive and appropriately scaled built frontages or a development that functions well and is safe and secure to use. The pairing of Plots 21 and 22 results in an intrusive projecting hipped roof gable and staggered building line on the front elevation that fails to successfully respond to the prevailing character or appearance of adjacent units. The arrangement of the side drive to Plot 3 dominates views into the site from Meadow Lane and prevents this unit form forming a true corner turning unit addressing both the spine road and proposed footpath adjacent to Meadow Lane. The absence of side windows from habitable rooms on the side elevation of Plot 33, together with the arrangement of parking fails to maximise surveillance over the Public Right of Way. The arrangement of the entrance to Plot 1 forms a poor relationship with the road and fails to successfully integrate with the Meadow Lane street scene. It is for these reasons, the scheme fails to accord with the Huntingdonshire Local Plan to 2036 Policies LP11, LP12 (parts a, b, c, i,) and section 3.7 Building Form set out in Chapter 3 of the Huntingdonshire Design Guide SPD 2017. Furthermore, the proposed development is contrary to the requirements of Section 12 and paragraph 127 of the National Planning Policy Framework.
At 6.45pm the meeting was adjourned.
At 6.50pm the meeting resumed.