Agenda item

To determine the application.

Tom Donnelly presented the report to members.

Members received a presentation, in accordance with the public participation procedure, from Mrs Simmons, an objector to the proposal. Mrs Simmons stated that the A141 is a major road which is very busy and Westry is an elsewhere location. She made the point that the report makes reference to the site being in Flood Zone 1 but according to the Government’s flood maps it does state that the area is located in Flood Zones 2 and 3.

Mrs Simmons explained that there has ben planning permission granted at The Paddocks and also across the road but the flood zone appears to be closer than a Flood Zone 1 and it also states that it is very close to Flood Zone 2 and she has severe concerns that her property will be flooded as a result. She explained that her property has suffered from frequent power cuts, along with total loss of water and in some instances very low water pressure, with the infrastructure and pressure on the utilities being unreliable at times and Westry is an isolated area with no nearby shops or facilities and poor public transport links with a very infrequent bus service.

Mrs Simmons added that the properties located across the road took over six months to rent out and, in her opinion, the proposed properties will also find it difficult to attract new residents and occupants will also find it difficult to cross the busy A141. She expressed the view that the surface water run off to existing properties needs to be considered as local residents are very concerned if the flooding situation worsens.

Mrs Simmons explained that the road suffers from severe congestion which causes hazards for emergency vehicles when they are trying to navigate the heavy traffic and, in her opinion, any additional development is only going to add to the existing chaos. She expressed the view that the proposal conflicts with LP3 of the Local Plan and is located in an isolated and unsustainable area, with the flood risk having been misinterpreted, the highway safety is of a concern as the application is on a major road and the demand for housing in Westry is low and the site is agricultural.

Mrs Simmons added that she has lived in other parts of March and moved to Westry in 2011 for a quieter environment and, in her view, the land should be left as agricultural as it has been up to October 2025 and there should be no development on that land when there are other suitable places to develop. She added that the objections which were submitted for the development at 433 Wisbech Road are also relevant to this application due to its proximity to the current application site.

Members asked the following questions:

·       Councillor Mrs French stated that she also lives in Westry and has not experienced any loss of power or water. Mrs Simmons stated that throughout the year she experiences low water pressure, no water and issues with power cuts including twice in the last two weeks, with the additional dwellings only going to add to the existing problems. She added that she also has concerns with regards to the increase in vehicles which may accompany the new dwellings. Mrs Simmons expressed the view that as the properties will be using cess pits the new residents will not be familiar with how cess pit systems operate and this could also add to environmental issues.

·       Councillor Marks asked for clarity that the land was in agricultural use up until October and has the land just now been left as fallow or have they drilled it and left the site? Mrs Simmons explained that until October it was being farmed and there were bales of hay on the site and then following that the land was blocked off and the land was only being farmed at the other end. She stated that neighbouring properties have also noticed that the land has ceased agricultural use in that particular section from October of this year.

Members received a presentation, in accordance with the public participation procedure, from Matthew Hall, the agent. Mr Hall explained that the application is for linear development set between residential properties which, in his opinion, follows the form and character of the area even though at the back there are barn conversions. He stated that on the latest Environment Agency maps the application site is located in Flood Zone 1 and whilst he agrees that the land at the back is in Flood Zones 2 and 3 the application site is in Flood Zone 1.

Mr Hall explained that to the south of the site there are two barn conversions that were approved in Flood Zone 3 and they are single storey and referred to the presentation screen and pointed out the application site which, in his opinion, is infill development, making the point that when you review officers’ reports for developments in Westry further to the south it does state that they consider that this part of Westry as part of March. He referred to the officer’s presentation and stated that the officer pointed out that an appeal was submitted previously for a site 50 metres to the north of the application site and was refused planning permission and the appeal was dismissed about 7 years ago and that site that was dismissed is located between a large construction company and a large farming business.

Mr Hall explained that the current application site is set between residential properties and it faces all residential properties to the east and the north and a continuous built-up form to the south, with the site to the north being included in the emerging Local Plan and whilst it holds limited weight, in his view, somebody must have held the view that the site would be suitable for development even though it is located further north. He made the point that March Town Council support the application and none of the consultees have objected to a small-scale development for infill development for individual dwellings.

Members asked the following questions:

·       Councillor Mrs French stated that in front of the proposed development there is a riparian dyke and whilst she appreciates that the application is only for planning in principle, it does need to be taken into serious consideration as does the inclusion of cess pits as there are no main sewers in Westry.

·       Councillor Mrs French stated that if she wants to turn right out of her property she must turn left and use the roundabout to turn around. She added that she must rely on the traffic lights at Goosetree for her to turn and she asked Mr Hall to take that all those points into consideration.

Members asked officers the following questions:

·       Councillor Mrs French stated that she does not feel that there is enough information from any of the authorities especially highways. Matthew Leigh explained that when dealing with planning in principle applications there is no ability to really make any consideration outside the principle.

·       Councillor Murphy stated that in the officer’s presentation they referred to the site being in an elsewhere location but, in his opinion, it should be classed as an infill application. Tom Donnelly explained that this is something that was considered for the appeal site on the opposite side of the road and at the time the Council in their refusal did contend that this was an elsewhere location. He explained that the appellant suggested that it did form part of the built-up form of March and that that due to the distance from services, facilities and lack of public transport links, the Inspector concluded that this part of Westry would be classed as an elsewhere location.

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

·       Councillor Mrs French stated that she has lived in Westry for 41 years and over the years she has seen it grow, with there being one footpath which is not particularly good and that is located on the opposite side of the road. She expressed the view that she has concerns with regards to the dyke and cess pits and she explained that the contractor has been chosen for the traffic lights which are going to be installed at the Hobbs Lot junction with work commencing in the new year. Councillor Mrs French expressed the opinion that Westry cannot take anymore development and if the proposal was for 1 or 2 dwellings then it could be acceptable but in her view 9 is too many. She added that the issue at Lime Tree Close has been ongoing for 5 years and there is still no resolution and ,in her opinion, this application is going to be a nightmare waiting to happen and she cannot support it.

·       Councillor Marks stated he has listened to the views of Councillor Mrs French who is the Ward Councillor and knows the area very well, with planning being about land use and the objector to the proposal highlighted her concerns with regards to the additional vehicles and he also has concerns with regard to the highways and the entry and exit from the site. He added that traffic can tail back for some distance which could include lorries turning into the factory if it reopens and, in his opinion, his major concern is regarding the highway, and he also feels that there is not enough detail which has been provided. Councillor Marks stated that he recognises the comments concerning problems with cess pits and low water pressure, but he believes that the proposal is for too many houses on too small a plot with too many vehicle movements and he cannot support it.

·       Councillor Connor expressed the view that nine houses are far too many and he cannot support the application.

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

(Councillor Benney declared that the agent has undertaken work for Chatteris Town Council and himself personally, but he is not pre-determined and will consider the application with an open mind)

(Councillor Imafidon declared that the agent has undertaken work for him personally, but he is not pre-determined, and will consider the application with an open mind)