Agenda item

To determine the application.

David Grant presented the report to members.

Members received a presentation, in accordance with the public participation procedure, from Lee Bevens, the agent. Mr Bevens stated that his clients moved into their property in December 1995 and have never suffered from any type of flooding episode or been waterlogged with surface water, with the only occasion where they have had an excess of water was outside their driveway on the road which was as a result of the road drain being blocked. He explained that on investigation the land distributor was blocked solid with mud and dirt which was cleared by highways and there have been no further occurrences.

Mr Bevens explained that report of the annual overflow of sewage detailed in some of the letters of objection has not happened at the address but is a recurring problem at Poppyfields where there is an ongoing issue that Councillor Marks is involved with. He stated that with regards to land drainage, the applicant has been paying drainage rates to Welney Internal Drainage Board on a yearly basis since 1995, and they also pay a farmer to clear the ditches twice a year around their land to cut and to dredge the ditches as and when required, with the applicant being aware that other landowners do not make payments and do not even pay for the pumps.

Mr Bevens added that the applicants’ stables, barns, tack room, shed, poly tunnel and paddocks have also been in pace for 29 to 30 years and 52 Station Road which is located north of their field also has brick buildings and stables located on the east side of the property which all protrude into the area of the countryside and go beyond the linear frontage of Station Road. He referred to the presentation screen and highlighted the recent planning applications which have been submitted along Station Road, and he pointed out the site to the north at 76 Station Road, which, whilst it had pig sheds located on the site, it still proposed the back land development.

Mr Bevens explained that the Planning Officer has stated that the application does not respect the rural character or linear settlement pattern of Station Road, making the point that the site to the north is also located in Flood Zone 3 and had to raise floor levels of the proposed dwellings. He explained that the next slide demonstrates that it is a triangular shaped area of land where the development is proposed and it is a self-contained parcel of land which is bound by Station Road and existing ditches to the north, south and east, with there being numerous outbuildings established behind the linear frontage of Station Road which were shown on the slide by red squares.

Mr Beven referred to the presentation screen and explained that the slide shows the site layout that formed the permission in principle for the rear of 76 Station Road and highlights the fact that there is a precedent already for back land development along Station Road. He added that whilst the proposed development is behind the frontage of Station Road it is following an example already established by the development already in place and also follows a general concept of development in Manea that has been behind the linear frontage.

Mr Bevens made reference to the developments in Westfield Road in Manea which also has a strong linear frontage and in recent years there have been numerous approved applications including 24 dwellings at Smart Close, 3 approved dwellings approved at land north of 100 Westfield Road, 9 self-build dwellings at 36 Westfield Road, 7 dwellings northwest of 34 Westfield Road and 8 dwellings at 18 Westfield Road, which are all behind a linear frontage. He expressed the view that at some point a scheme sets a precedent for back land development which can be demonstrated along Westfield Road.

Mr Bevens expressed the view that the site has had the precedent set by the development to the north and is in a more sustainable location being within 10 minutes’ walk of the village centre including the school and a 10-minute walk to the station and development is needed to support the station. He added that the applicant wishes to develop the site for a retirement property for themselves and a dwelling for their daughter, with the additional dwellings together with their current property paying for the dwellings to be built as well as supporting the required infrastructure.

Mr Bevens explained that further specific details on drainage, flooding and highways works would be submitted in a future technical details consent and he is confident that all those matters could be addressed without causing flooding to neighbouring properties ensuring highways safety and he asked the committee to look at the benefits of the scheme and support the application.

Members asked Mr Bevens the following questions:

·       Councillor Marks referred to the comment made by Mr Bevens in which he was referred to, and explained that Poppyfields is a development which is located by Wisbech Road. He explained that he has been involved with flooding throughout the whole village and he organised a meeting with Anglian Water which Councillor Mrs French also attended to raise the various flooding issues that Manea suffers from.

·       Councillor Imafidon asked whether there has been any consultation undertaken with the local Internal Drainage Boards? Mr Bevens stated that he has not consulted with them but there have been comments between the Drainage Board and the Lead Local Flood Authority with regards to the sequential test and it is his understanding that they were satisfied with regards to what has been undertaken and they are looking for further information which would come in as a result of the technical details consent.

·       Councillor Marks expressed the opinion that the number of proposed dwellings is too many for such a small area, with Mr Bevens explaining that two of the dwellings will be for the applicant and the applicant’s daughter which is only two dwellings out of a possible seven plus the existing house which is there. He added that the other major concern that he has is the actual entrance and exit on Station Road as the existing property stands forward and he has concerns with regards to the visibility as there are vehicles driving more than 40mph along that road and there is also a pavement used by children going to school. Councillor Marks asked whether the proposed properties are going to be joined to the main sewer network or will be using cess pits? Mr Bevens expressed the view with regards to the layout he does not feel that it is a dense layout at all, and the paddock will be retained opposite and the site could take a lot higher density. He stated that the highways have been considered and it is likely that the road would not be offered for adoption and it will be a private road and the visibility splays can all be achieved as that has been reviewed almost as if it was an outline application just committing the access due to the fact that access is the key driver when considering this type of scheme. Mr Bevens made the point that he does not believe that there is an issue with highway safety and visibility at that point even though there are cars which park along that section of road but that cannot be controlled as it is a public highway. He explained that with regards to the drainage for the individual properties that would be committed in the technical details consent and advice would be sought from a drainage expert as to what would be the best solution, but it would not be onto the main system.

·       Councillor Connor stated that he has concerns with regards to the site being in the catchment of Manea Town Lots Water Recycling Centre which currently lacks capacity to accommodate any additional flows generated by the proposed development. He added that it is included in Anglian Water’s Business Plan and a planned growth scheme investment between 2025 and 2030 but there is no certainty whether this will be undertaken in that time. Councillor Connor made the point that it does state that Anglian Water would object to any connection into the foul network from the proposed development due to the capacity constraints and the pollution risk. Mr Bevens stated that if the application were to be approved, the technical details consent would be worked out with a drainage consultant to ensure the best solution is achieved and then further discussions would take place with the drainage boards and Anglian Water. He explained that there is an attenuation pond on the planning in principle scheme and with regards to controlling the flow, the flow would be controlled and would go into the ditches. Mr Bevens added that it would form part of the technical details consent and it cannot be committed to in a planning in principle application, but he is aware of the foul water issues and that would be addressed.

·       Councillor Connor stated that he does have significant concerns with regards to the foul water.

Members asked questions, made comments and received responses as follows:

·       Councillor Marks stated that he is a member of Manea Parish Council and was not present when this was debated, however, he has read their comments which he agrees with and are all poignant. He expressed the view that it is back land development and whilst the application where the pig sheds used to be located is now taking place, he recalls that it was a requirement to remove pig farms out of villages which was why that was passed. Councillor Marks stated that the application site goes further back compared to the piece of land where the pig farm used to be and the biggest concern he has is still flooding. He stated that across the road from the application site there was an episode of flooding which took place in December 2024 and there was an Anglian Water pump located in the vicinity which then failed and it was discovered that it had backed up all the way from Wisbech Road which is a quarter of a mile away near Poppyfields and the blockage also continued towards Pump Corner. Councillor Marks added that the whole line is struggling to keep up with foul water and whilst the application site could have cess pits installed it is his understanding that the drain at the top of the site is a private drain that must feed in at least a third of a mile into a main drain. He added that the properties will need to be raised to come out of Flood Zone 3 and he made the point that he cannot support the application it is over intensification for the application site and is far too much for the village of Manea.

·       Councillor Connor expressed the view that he is not content with the application, and he added that Anglian Water are up to the limit with the flows and, in his opinion, the access is poor and it is back land development, and he cannot support the application in its current state.

·       Councillor Marks stated that the agent had referred to Westfield Road regarding various development located there and he added that the committee recently refused an application and the Planning Inspector found against that but there was not a cost implication. He added that the Inspector’s report stated that an application further down the road for four bungalows with almost exactly the same entrance of the property being located close to the road was refused by the Inspector and he agreed with the Council. Councillor Marks made the point that he sees this as a very similar application as it is back land with the access and the vision issues.

Proposed by Councillor Marks, seconded by Councillor Mrs French and agreed that the application be REFUSED as per the officer’s recommendation. 

(Councillor Marks declared, in accordance with Paragraph 14 of the Code of Conduct on Planning Matters, that he is a member of Manea Parish Council but was not present when this item was discussed. He further declared that he is a member of the Manea and Welney Internal Drainage Board)