Update Report for Planning Committee (13.01.16)

Committee Planning Manager:Dale Barker

15/03811/FUL– Greenmech, The Mill Industrial Park, Kings Coughton
No updates to report
15/03356/FUL – The Willows, Long Marston
Revision to the conclusion – Page 55 – 3rd bullet identifying the planning benefits. Omit the words ‘meeting and’ so the sentence reads ‘Provision of new homes in a sustainable location, contribution towards maintaining the Council’s 5 year housing land supply’.
Revision to the proposed Conditions
It has been noted that works have started and therefore it will be necessary to update the wording of suggested conditions.
14/02985/FUL – Land at Wyre Lane, Long Marston
Members Site Visit
At Planning Committee on 9 December 2015 it was resolved:
That Planning Application 14/02985/FUL be deferred for a Members Site Visit for the following reasons:
  1. The highway access with the main road.
  2. The potential urbanising effect of the development (particularly the formalisation of the access point)
  3. The level of activity associated with the lane and its link to the Heart of England Public Right of Way.
The site visit out on Friday 8 January was attended by Councillors Cargill, Kerridge and the Ward Member, Councillor Barnes. Ben Malin from County Highways was also present. Members viewed the access point of Wyre Lane with the main road for the proposed access improvements together with the localised widening along Wyre Lane and the local area.
Additional Third Party Representations
An additional 8 letters of objection have been received. New comments include:
  • Side window to Plot 1 overlooks private amenity space contrary to officer’s report and should be obscure glazed.
  • Will result in urbanisation of a rural area.
  • Power lines cross the site and could be harmful to future occupants.
  • Access changes require encroachment onto 3rd Party Land.
  • Southern side of junction shows a dropped kerb and a footway whereas all amenities in the village are to the north as is the extension to the Heart of England Way and the dropped kerb on the opposite side of the main road.
  • No modifications have been made to this side of the junction to affect the substandard visibility splay so the initial response of OBJECTION from highways should still stand.
  • The proposed modifications have made a dangerous junction even more dangerous and brings motorists and pedestrians into conflict! Where is the footpath and dropped kerb supposed to go?
  • Wyre Lane incorporates the Heart of England Way, is designated National Cycle Network 41 and is also the only pedestrian route to the traffic free environment of the Greenway and the leisure facilities at Meon Vale which SDC approved as a leisure led development.
  • The adverse impact of this development significantly and demonstrably outweighs the benefits when assessed against a gain of only 5 houses towards the housing requirements of the district.
The full responses are available on the file.
Letter from Agent
  • The junction improvements are not required to achieve the Manual for Streets visibility distances; these are already achievable when measured 0.85m from carriageway.
  • The purpose of the widening (and in fact the passing bay) is to, with minimum impact on the rural character; improve safety for all users of the lane. They would help for instance in the scenario referred to by the Councillor who apparently filmed a vehicle conflict whilst out cycling recently.
  • The benefits that would accrue from such measures, for car drivers, cyclists and walkers alike, would far outweigh any negative from the very modest quantity of additional traffic generated by the proposed development.
  • This is similarly the conclusion reached by the County’s Highways Engineer who has very diligently examined the existing and forecast small increase in vehicle movements and concluded ”..in fact, the improvements to the junction could be considered a betterment to public safety”.
  • Regarding the objector’s assertions that the junction improvements cannot be carried out, I would like to reassure members that this is categorically not the case.
  • The County’s Highway extent plan shows very clearly the land that they own where the improvements could be made. This plan correlates precisely with the filed Land Registry title plans for The Corner House and for Rowans, the two properties immediately north and south of the junction.
  • The proposed junction improvements can be entirely accommodated within the public highway.
Additional Condition Recommended
Condition 14) Plot 1 shall not be occupied until the first-floor side-facing window of Plot No. 1 shown on drawing 14-33-05 has been fitted with obscure glazing in full accordance with a scheme of details that shall first be agreed in writing with the Local Planning Authority. The obscure glazing shall thereafter be maintained in accordance with the approved details.
15/03629/FUL – Croft Court, Croft Lane, Temple Grafton
WCC Highways resubmitted the same comments on 14 December 2015 as those received (and précised in the Committee Report) on 10 November 2015.
15/03943/FUL – 7 Burford Road, Stratford-upon-Avon
No updates
15/03969/FUL– 14 Waterloo Drive
Additional comment received from local resident
  • High level windows detrimental to privacy of number 13 Waterloo;
  • 45-degree line covers almost all garden area of number 13;
  • Lighting into the back yard, toilet/bathroom/garage area will be compromised;
  • Parking space lost;
  • Change the harmony and scale from the street scene;
  • 2 trees within felling distance of the development;
  • 25 degree line from 163 + 165 invalid; 169-175 suffer loss privacy.
Other non-planning comments made.
Updates to Officer Report
  • 1 parking space will be lost. However there is still enough room for 2 spaces on the drive way which is considered acceptable.
  • No trees affected as per the application form received 4th November 2015
Correction to the report in section ‘Impact of the Neighbouring Amenity’ should refer to number 13 not number 12.
S106/00007/15 – Land south of Salford Road, Bidford on Avon
No updates

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