To consider an implications report of the Head of Planning, Economy and Regeneration regarding the above application. Members at the meeting on 9 January 2019 were minded to refuse planning permission but a final decision was deferred pending consideration of this implications report.
The Committee had before it an * implications report of the Head of Planning, Economy and Regeneration regarding the above application; Members at the meeting on 9 January 2019, were minded to refuse planning permission, but a final decision was deferred pending consideration of an implications report.
The Area Team Leader addressed the meeting highlighting the additional responses from the Highway Authority on the update sheet following concern raised by Ward Members over the practicality of the access proposed and the possible addition of a further condition to address this. In respect of the questions posed in public question time, he provided the following responses: whether the application would result in overdevelopment and would this set a precedent – overdevelopment had been addressed in the report and each application was dealt with on its individual merits. With regard to designations, Morebath was not in an area of great landscape value but the site was in an area for control of advertisements, therefore signage with deemed consent would be based on reduced sizes in this area.
The Officer then informed the meeting of the planning history on the site and outlined the contents of the report by way of presentation, highlighting the site location plan on the western edge of the village of Morebath, the elevations of the building that had been approved and the block plan of the current proposals for the tree houses and replacement of the existing summerhouse, the entrance plan, sewage plan, the elevations and proposed floor plans of the holiday units, the detailed plans of the tree houses and a plan identifying the nearest neighbours and the distances between those properties and the development site. He referred Members to the implications report and the four reasons for refusal for consideration.
Consideration was given to:
· The views of the Ward Members with regard to the inadequate design of the proposal, the narrow and steep access, the dramatic topography and the fact that the proposal with regard to the tree houses was out of character for the local area, the increase in traffic movement as there were no local services in the village, possible issues with the treatment plant flowing into Shuttern Brook and the impact of this on Bampton. Consideration was also given to the character of the site and impact upon the visual amenity of this part of Morebath, as well as impact on neighbouring properties. Further, whether the proposal was viable and whether it was in line with policy DM24, was there a long term business case and was there any benefit to the local community.
· The views of the Economic Development Officer outlining the need for the tourist accommodation in the area and that he had worked with the applicant and was satisfied with the nature of the proposal. Whilst the success of the business could not be guaranteed such a project should be supported.
It was therefore
RESOLVED that planning permission be refused on the following grounds:
(Proposed by Cllr R L Stanley and seconded by Cllr B A Moore)
(Vote 6 for: 5 against)
i) Cllrs B A Moore and R L Stanley made declarations in accordance with the Protocol of Good Practice for Councillors dealing with Planning Matters as they knew several of the objectors;
ii) Cllr B A Moore declared a personal interest as his property had a building with a holiday let, this was not used and there was no intention to use it;
iii) Cllr Mrs H Bainbridge declared a personal interest as she owned a holiday letting business 8 miles from the site;
iv) Cllr Mrs F J Colthorpe declared a personal interest as she had attended Morebath Parish Council meeting as a the County Councillor;
v) Cllrs Mrs C A Collis, Mrs F J Colthorpe, G Doe, P J Heal and D J Knowles requested that their vote against the decision be recorded;
vi) Cllrs Mrs H Bainbridge, B A Moore and R L Stanley to be available should the applicant appeal the decision;
vii) The following late information was reported: 5 February 2019
One letter of objection has been received from a Mr Edwards
One letter of support has been received from Bell Cornwell Charter Town Planners acting on behalf of the applicant.
Both letters have been circulated to Members ahead of the Planning Committee Meeting.
A response has been received from Ian Sorenson from the Local Highway Authority in answer to an email from Cllr Moore highlighting concern raised over the practicality of the access proposed. Ian Sorenson outlines that he would support a condition requiring the access details being submitted for approval.
The following comment was made:
‘It is fair to say that an initial look at the landscape plan conditioned by the LPA shows the access edge closest to Morebath village being 1 in 10 and the levels on the plan are prominent, but as the road descends to the bend the access steepens dramatically and unless all the levels were considered this steepening of the access may not have been picked up. Looking at this plan the access appears to rise to a maximum height some 3.0m in from the road and then drops away again into the site. The access would benefit from a lowering of the western access edge to provide an improved gradient, but should be done in such a way as to not provide an adverse cross fall’.
viii) Note: *Report previously circulated copy attached to signed minutes.