Agenda item

Outline planning application with some matters reserved for a residential development of 228 dwellings, primary school, nursery and car park.

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:

(1)   The withdrawal of the SuDS objection received from Essex County Council’s Drainage Team; and

(2) A letter of objection received from Mrs. Bannister.

Carol Bannister, a local resident, spoke against the application.

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

Councillor Bray, a local Ward Member, spoke against the application.

John Spencer, the agent on behalf of the applicant, spoke in support of the application.

Following discussion by the Committee, it was moved by Councillor McWilliams, seconded by Councillor Fowlerand 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 the adopted Local Plan and whilst it forms part of a larger site specifically allocated for mixed-use development in the emerging Local Plan, that allocation is proposed for deletion. 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 introduce built development into an undeveloped and visually exposed agricultural field that is currently separated from the main built up area of Weeley village by the bypass road, which acts a strong and defensible boundary to the settlement edge. The development would represent a piecemeal 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.

·        The Environment Agency has issued a holding objection to the proposal on flooding risk and drainage grounds that is yet to be resolved.

·        The applicant’s Phase 1 Ecological Assessment from 2014 recommends further surveys to assess the potential impacts on nearby statutory wildlife sites, reptiles, great crested newts, nesting birds, bats, dormouse and badger which, in line with Natural England guidelines should be undertaken before a planning decision is made.

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