Agenda item

To determine the application.

David Rowen presented the report to members and drew members attention to the update that had been circulated.

The committee had regard to its inspection of the site (as agreed in accordance with the Site Inspection: Policy and Procedure (minute P19/04 refers)) during its deliberations.

Members received a presentation, in accordance with the public participation procedure from Shanna Jackson, the Agent. Mrs Jackson stated that the proposal is for two dwellings and has been submitted in outline form, with matters of access committed only. She explained that the proposal has 16 letters of support and has been recommended for refusal by officers for reasons which include principle, visual impact, flood risk and highway safety.

Mrs Jackson explained that with regards to the principle of development, the national and local housing policies direct new housing to locations amongst existing housing and within an existing settlement. She stated that there is a dwelling to the immediate south of the site and there is also continuous residential development opposite and whilst the proposal does not strictly adhere to the infill definition as detailed in Policy LP3 of the Local Plan, it is within the spirit of the policy as it constitutes new housing which is amongst other residential development.

Mrs Jackson explained that the site is opposite an existing footpath which links the land to the village centre by foot and future residents will be able to walk to local amenities including the pub and the primary school and become part of the local community which is what the national and local policies require. She made the point that set against the backdrop of the existing dwelling to the south and the continuous frontage development opposite, in her opinion, there would be no visual harm caused by the proposal in principle as the site is already within a residential location and the specific design details of the development would be secured at the reserved matters stage.

Mrs Jackson explained that the Environment Agency have not objected to the proposal which must demonstrate that the scheme is technically safe from flooding and the sequential test has passed on the basis that the village of Tydd St Giles applies, however, there is a difference of opinion as officers consider that the whole of the district applies. She stated that in the event that it is considered that the sequential test has passed, the application contains the necessary credentials to pass the exception test.

Mrs Jackson referred to the reason for refusal concerning highways and added that there have been no objections received from the Highways Authority, the site is located along a long straight road where visibility splays of 2.4m by 120m can be achieved in either direction as well as sufficient space within the site to allow for turning and, in her opinion, the proposal is acceptable in highway safety terms. She expressed the view that the proposal would bring new housing to the village of Tydd St Giles which has been acknowledged as an aspiration of the Parish Council in their recent comments relating to the emerging Local Plan and the proposal is an appropriate form of development which she would like to see the committee approve.

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

·       Councillor Cornwell made the point that there is no development at all along that side on the approach into the village from the main drain, until you reach the road on the left-hand side. He expressed the opinion that it is a new plot in an open area.

Proposed by Councillor Miscandlon, seconded by Councillor Cornwell and agreed that the application be REFUSED as per the officer’s recommendation.