Demolish existing house and erect 10 No. 3-5 Bedroom Dwellings with associated parking. New Road proposed off of Stow Road - House on The Hill Stow Road, Spaldwick, PE28 0TE.
(Mr M Page, on behalf of the applicant, addressed the Committee on the application).
See Minute No 40 for Members’ interests.
that the application be refused for the following reasons:
a) The proposed residential development would represent an encroachment of built development in the countryside outside the built up area of Spaldwick. The proposal does not meet any of the other specific opportunities identified within Huntingdonshire's Local Plan to 2036 and the proposal would therefore be contrary to the NPPF 2019, and Polies LP2, LP9 and LP10 of Huntingdonshire's Local Plan to 2036.
b) The submitted scheme fails to respond positively to the surrounding context by virtue of its poor design, scale and layout and is considered contrary to Policies LP11, LP12 and LP 13 of Huntingdonshire's Local Plan to 2036 which seek amongst other things to ensure that new developments are well designed, responding to local context and delivering attractive, useable and long lasting buildings and spaces achieving a high standard of amenity for all users and occupiers.
c) The proposed residential development would intensify the existing sporadic and ribbon residential development within the countryside outside the village of Spaldwick. This would have a harmful impact on the rural character and appearance of the area. The proposal is therefore considered to be contrary with policies LP9, LP10, LP11 and LP12 of Huntingdonshire's Local Plan to 2036.
d) The amended Tree Survey and Phase 1 Preliminary Ecological Appraisal is not sufficient to demonstrate that there will be no significant detrimental impacts on protected habitats and species and fails to demonstrate that the proposals will achieve a Biodiversity Net Gain. The proposal would therefore cause significant and demonstrable harm to biodiversity and trees contrary to Paragraph 170 of the NPPF, policies LP30 and LP31 of Huntingdonshire's Local Plan to 2036.
e) The proposals seek to retain most of the B category trees and it was noted that many of the retained trees are located in south facing rear gardens, or south of house plots. In both these circumstances shade will be cast by mature trees on private houses and gardens - and this will lead to inevitable pressure from future residents to continually reduce or remove those trees. Removal / reduction would contribute to the adverse landscape and visual effects. As well as potential removal of B category trees, there is also large scale removal of C category trees and hedges. This too will augment adverse landscape and visual effects. The proposals are therefore considered to be contrary to the aims and objectives of policy LP31 of Huntingdonshire's Local Plan to 2036 which seeks to protect existing trees and hedgerows from the impacts of development and to halt the loss of trees in Huntingdonshire.
f) The proposals do not adequately demonstrate that the development will provide a suitable mix of housing or that the dwellings will meet Building Regulations M4 (2)) therefore the proposals are considered to be contrary to the aims and objectives of Policy LP25 of Huntingdonshire's Local Plan to 2036 which aims to ensure that all housing developments offers a genuine choice of size and types of accessible and adaptable homes to meet the requirements of residents.
g) The proposals seek to increase the number of dwellings within the site and there would be an additional requirement for provision of bins. The application is not accompanied by a satisfactory completed (omission of accompanying plan) unilateral undertaking for the provision of wheeled bins, the proposals are therefore considered to be contrary to Policy LP4 and the Developer Contributions SPD (2011) - Part H.