Agenda item

Outline planning application for up to 380 dwellings, approximately 2.8ha of B1 employment land (including a local centre (A1 and D1/D2 use), land for a primary school together with associated amenity and open space provision, landscaping and access.

The Committee had before it the published Officer report containing the key planning issues, relevant planning policies, planning history, any response from consultees, written representations received and a recommendation of refusal.

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

An update sheet was circulated to the Committee prior to the meeting with details of the withdrawal of an objection made by Natural England.

Carol Bannister, a local resident, spoke in support of the application.

Parish Councillor Jeff Bray, representing Weeley Parish Council, spoke against the application.

Councillor M Brown, a local Ward Member, spoke against the application.

Steven Brown, the agent on behalf of the applicant, spoke in support of the application.

Following discussion by the Committee and advice provided by the Council’s Solicitor (Property, Planning and Governance), it was moved by Councillor Davis, seconded by Councillor Honesand unanimously RESOLVED that the Head of Planning (or equivalent authorised officer) be authorised to refuse outline planning permission for the development, for the following reasons:-

·        The site lies outside the settlement development boundary for Weeley as defined in both the adopted and emerging Local Plans. The Council is very close to being able to identify a five-year supply of deliverable housing sites and the new Local Plan is progressing well, so the urgency to approve housing developments contrary to the Local Plan is low. The NPPF advocates a plan-led approach that actively seeks to achieve sustainable patterns of growth, recognising the intrinsic character and beauty of the countryside and supporting thriving communities within it. This development would, in isolation, be physically separate from the established built up area, would be poorly related to the settlement pattern of the village and would represent an illogical intrusion into the countryside that would have an unnecessary adverse impact upon the character of the area. The development also prejudices the effective and coordinated delivery of infrastructure through the plan-making process because ahead of the completion of the Local Plan, the cumulative impact of potentially multiple developments on highways, schools and health provision is uncertain and the measures needed to mitigate such impacts, and which bodies will be responsibility for their delivery, cannot be clearly established at this time. The adverse impacts of the development are not significantly and demonstrably outweighed by the benefits and the proposal does not constitute sustainable development.

·        Essex County Council in its capacity as the highway authority has not accepted the findings of the submitted transport assessment. It has not yet been demonstrated that the development, when considered in combination with other potential developments in the area, would not bring about a residual cumulative impact on the capacity and safety of the highway network.

·        Essex County Council in its capacity as the local education authority has advised that existing primary schools in the Weeley and wider area have limited available capacity and that a two-form entry primary school would be required to meet the needs arising from this development and potentially others in the area. The applicants are only making provision for a one-form entry primary school, contrary to the local education authority’s advice so it is uncertain whether or not the impact of this development upon school places will be adequately addressed.

·        No Section 106 agreement to secure affordable housing, education facilities/contributions, health facilities/contributions and open space has been completed.