Agenda item

To determine the application

David Rowen presented the report to members.

Members received a presentation, in accordance with the Public Participation Procedure, from Mr Alan Melton the Clerk of Manea Parish Council in support of the application.

Mr Melton stated that Manea Parish Council, recommend approval of the application. He stated that the Parish Council do not agree with the aesthetic impact information which is detailed in the officer’s report. He added that the information with regard to flooding is disputed as that part of Manea does not flood and the reasoning behind the applicant not carrying out a sequential test is understandable and the applicant has agreed to raise the property by a metre and Mr Melton stated that there have already been two dwellings approved which has set a precedent and the fact that the property will be a metre higher will have little impact and the adjacent building or the aesthetic appearance of the area.

David Rowen read out a written representation received from Mr Ian Gowler, the Agent for the Application.

Mr Gowler highlighted that the committees main comments in relation to the previous application F/YR18/0899/F for 3 dwellings were; too many dwellings, cramped development with little parking, don’t disagree with development although site is in a flood zone and that two dwellings would seriously be considered.

He further stated that in relation to application F/YR19/0459/F, the comments of members were taken into account and the application resubmitted with just two dwellings but this application was refused by Officers.

Mr Gowler stated that the current application is for 2 dwellings with the size

reduced to further to further improve the reduction in impermeable areas and additional detailing has been added to the house designs to match the recently constructed dwelling on the adjacent site. He made the point that the development of the site will also include formal road widening and a new footpath.

Mr Gowler indicated that in relation to flood Risk policy LP14d, the proposed development would now after changes, reduce the impermeable area by 65%, which will be a huge benefit to flood risk in the area passes the exception tests as with the benefit above, the site being previously developed and with the Flood Risk Assessment demonstrating the dwelling is safe.

Mr Gowler expressed the view that this proposal would remove the eyesore building on the approach to Manea which would be a benefit to the community as an exception to the requirement under paragraph 160a of the NPPF. He stated that the the buildings are let on a short term tenancy and the site is no longer appropriate for industrial businesses to be located close to the dwellings.

Mr Gowler expressed the opinion that the proposed houses are proposed to be a link in hierarchy from the new property of 1 and half storey and the large agricultural building that is around 2 and half storeys high which provides a balance to the street scene. He made the point that the bungalows opposite are set back from the road and past the proposed site the street scene is mostly larger properties.

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

·         Councillor Benney stated that one of the reasons that the officers have listed as a reason for refusal is that the proposal is in flood zone 3. He feels that this risk can be mitigated and the land can be built up a metre. He expressed the opinion that the proposal is the entrance to Manea and to have a nice house on the entrance to the village will set a good impression. He added that when this application came to committee previously, the proposal was for three houses and the applicant was advised that if the number of dwellings was reduced, then the committee would consider it further. He stated that the applicant and agent have listened to the committee and we should be considering this proposal seriously.

·         Councillor Hay stated that she remembers the proposal previously, when the committee concluded it was over development. She added the site is currently an eyesore, and already has residential dwellings in the vicinity on Fallow Corner Drove. Councillor Hay expressed the view, that although the proposal is in flood zone 3, development can be achieved and she will approve this application.

·         Councillor Mrs French stated that she concurs with Councillor Benney and Councillor Hay and added that she would like to see the villages enhanced.

·         Councillor Sutton stated that he also remembers when this proposal was last before the committee. He expressed the view that two dwellings on the site would enhance the area visually and the permeable area would be increased.

·         Councillor Sutton added that the last time Manea had any flooding episode was 1912 and even if there was a breach in the flood defences, the level of the land to the rear of the proposed properties is at least a metre below road level and the chances of this area being flooded are remote. Councillor Sutton questioned why a sequential test would be needed at that location as it is a brownfield site. He stated that it will improve the area and he will be voting against the officer’s recommendation.

·         Nick Harding stated that in terms of the flood risk assessment and the need for the sequential test, that requirement forms part of the national planning policy guidance and is reiterated in the planning policy that the council has adopted, as well as the Cambridgeshire County Council policy in managing surface water and flood risk. He added that the Council has prepared some specific guidance around how flood risk and new development is dealt within Wisbech, which differs from other locations.

·         Nick Harding explained that the reason why flood risk is important for the proposal before members today and in relation to it being brownfield, it is a change of use, changing from employment use to residential use and Government policy states that housing use is a more at risk use than employment use. Nick Harding explained to members the reasoning concerning the requirement to have the dwelling at 1 metre above the existing ground level, was to reflect a 1 in 100 year storm event there would be a 1 metre deep level of water on the site hence the need to have the dwelling 1 metre above ground.

Proposed by Councillor Benney, seconded by Councillor Mrs French and agreed that the application be APPROVED against the officer’s recommendation.

Members approved the application against the officer’s recommendation for the following reason; The flood risk issue can be mitigated, and the benefits of bringing more houses to Manea and providing more homes to people outweighs any reason for refusing the application.

Members agreed to delegate authority to officers to apply appropriate conditions in consultation with the Chairman, Vice Chairman and Councillor Benney and Councillor Mrs French

(Councillor Connor declared an interest by virtue of the fact that the Agent for this application is a Doddington Parish Councillor and Councillor Connor attends Doddington Parish Council in his position as an elected member of Fenland District Council)

(Councillor Marks declared a pecuniary interest in this application by virtue of the fact that his business supplies materials to the applicant and retired from the meeting for the duration of the discussion and voting thereon).