Issue - meetings

Proposed sub division of site to form building plot and erection of three bedroom detached bungalow including new vehicular access to serve new dwelling and the host property.

The Committee heard that the application was before Members as the proposal represented a departure from the Local Plan, proposing new residential development outside of the St Osyth Settlement Development Boundary (SDB) as defined within the adopted Tendring District Local Plan 2012 to 2033 and Beyond.

Members were told that the application related to the side garden of number 225 Point Clear Road, St Osyth. The site was located on the southern side of Point Clear Road, close to the junction with Dumont Avenue and was surrounded by residential development on all sides.

Officers informed Members that the site lay outside of the defined SDB of St Osyth and that there was no defined settlement for Point Clear within the adopted Local Plan. The application was therefore contrary to the spatial strategy set out within adopted Local Plan Section 1 Policy SP7 and Section 2 Policy SPL2. However, Local Plan Policy SPL 2 did not preclude residential development outside of the defined boundary, but rather required careful consideration of the scale of development in relation to the settlement hierarchy category, site-specific characteristics, and sustainability of the site.

The Committee was also informed that in that instance, the site-specific merits of the case and a recent appeal decision were of significant weight in the assessment of the application. Namely, the previous outline application for 1 no. dwelling (reference 21/02082/OUT) refused due to the lack of RAMS UU only, and the appeal decision at a nearby site (rear of 172 Point Clear Road appeal reference APP/P1560/W/22/3311836) which had been allowed on the basis that the site was within walking distance of amenities and public transport and the scale of development would be proportionate to the size of the settlement.

Members were assured that the Officers were satisfied that existing services and facilities within Point Clear would be capable of supporting the proposed development of 1 dwelling, and that those were accessible within safe walking distance of the site. The proposed single storey dwelling was of a scale and design that would appear as an infill plot, in keeping with the linear pattern and scale of residential development in the locality.

The Committee was finally told that, in line with the conclusions of the above-mentioned appeal, other than the high-level policy conflict regarding the location of the site outside the defined settlement development boundary, the development in the opinion of the Officers would not result in any material harm in terms of design, impact, residential amenities or highway safety, and was acceptable in all other regards.

The Committee had before it the published Officer report containing the key planning issues, relevant planning policies, planning history, any responses from consultees, written representations received and a recommendation of approval subject to Unilateral Undertaking and Conditions.

At the meeting, an oral presentation was made by the Council’s Senior Planning Officer (AL) in respect of the application.

An update sheet had been circulated to the Committee prior to the meeting with details on the rewording of Condition  ...  view the full minutes text for item 47