Agenda item

The Committee will be requested to consider an application for planning permission, details of which are set out in the accompanying report.

The Committee considered planning application 18/0077 for the erection of four detached dwellinghouses, two with integral garages and two with detached garages, with associated landscaping and access from Stockydale Road on the land adjacent to 27 Stockydale Road.

Miss Parker, Senior Planning Officer, provided the Committee with an overview of the application and presented an aerial view of the site, site location and layout plans and elevational plans of the proposed dwellinghouses. She advised that permission had previously been granted for residential development on the former Baguleys Garden Centre site and that this included the application site.  The Committee was reminded that in August 2017 it had refused permission for four houses on the application site on highway safety grounds and Miss Parker reported on the amendments made to the plans in terms of improved visibility and provision of safer pedestrian access in response to concerns raised at that time.  The scale of the development had also been amended to better reflect the character of this part of Marton Moss and reduce potential traffic congestion and parking issues.  Miss Parker referred to the ongoing dispute over land ownership and reminded Members that land ownership was not a planning consideration.  Miss Parker reported on the Local Planning Authority’s duty in terms of ecology and biodiversity and the opportunity to address concerns through appropriate conditions.

Ms Baron, public objector, spoke against the application and raised concerns mainly relating to the proposed access from Stockydale Road which in her view would result in a potential increase in traffic and adversely impact the safety of pedestrians and cyclists.  A further concern related to the impact on the rural environment from the proposed removal of the hedgerow.

Mr Boniface, the applicant’s agent, spoke in support of the application and reported on the consultation undertaken with the Council’s highways and planning officers to address concerns and reported on amendments made to the plans to improve highway and pedestrian safety. In his view the proposal represented sustainable development of an acceptable size and scale with no highway safety or environmental impact.

In response to questions from the Committee, Mr Patel, Network Planning and Projects Manager, reported his view that the proposal met required standards in terms of level of car parking provision and road width and considered that the increase in vehicle movement from the proposed development could be accommodated on the highway.  He acknowledged that during recent work on Midgeland Road, the volume of traffic on Stockydale Road had increased due to drivers who knew the area using it as a short cut.

The Committee carefully considered the application.  It expressed concern at the current uncertainty with regards to land ownership, however, it noted that this was not a planning consideration.  Miss Parker advised of the opportunity, if permission was granted, to attach a Grampian condition to prevent development on land not controlled by the applicant.

The Committee had regard to the amendments made to the proposal to address highway safety concerns and whilst it appreciated that the principle of residential development had been established at the site, Members considered that the access onto a narrow road, limited visibility due the bend in the road and the presence of hedgerows would exacerbate the existing highway safety issues for vehicles and pedestrians, nothwithstanding the proposed footpath provision.

Resolved:  To refuse the application for the reasons set out in the Appendix to the minutes.

Background papers:  Applications, plans and replies to consultations on the application.