Application DM/2021/00528 - Proposed residential development of 2no. detached dwellings with private on-site parking. Holly Bush, Vinegar Hill, Undy, Monmouthshire
We considered the report of the application and late correspondence which was recommended for approval subject to the conditions outlined in the report and subject to a S106 Legal Agreement.
The local Member for Magor East with Undy, also a Planning Committee Member, outlined the following points:
· The application is for two properties but has poor access onto Vinegar Hill.
· The application has an officer recommendation for approval as it has a lower vehicle movement, and this is the main reason for the change of policy for the Highway approval.
· The junction of the B4245 at Vinegar Hill is signposted unsuitable for Heavy Goods Vehicles (HGVs).
· There are no footways for children to walk safely along this route.
· There is no access to residential developments. There are several issues that need to be addressed via conditions before this application is considered for approval.
· Details of the Sustainable Drainage System (SuDS) plan are not available.
· The access requires a wider splay and vegetation needs to be cut back on the owner’s property and on the County Council owned hedgerow.
· The local Member expressed concern that children have to access this narrow road with no footway when walking to school. Additional vehicles and HGVs delivering to this site would exacerbate the situation. The current splay is not suitable to accommodate large vehicles.
· The local Member stated that he could not support this application due to the issues outlined in respect of the splay and access onto the road.
In response, the Highway Development Manager informed the Committee:
· The application was originally for four dwellings accommodating four vehicles which was considered to be inappropriate for the site. However, two dwellings accommodating two vehicles with the existing dwelling is capable of accommodating the access movement to and from this development with the impact on Vinegar Hill being considerably less.
· Pedestrians in this area currently live with a considerable development already in existence. It was considered that two additional dwellings would not cause any material harm to the safety of highway users.
· A Construction Traffic Management Plan (CTMP) has been requested via Planning conditions. It will be for the builder to submit this plan to the Authority for approval.
· Large vehicles are able to access Vinegar Hill. If they cannot access a particular development, then they would be required to size their vehicles accordingly. This would be addressed via the CTMP for this development.
The Development Management Area Team Manager informed the Committee:
· The SuDS application would be considered via a separate application.
The Head of Placemaking, Housing, Highways and Flood read out a statement to the Committee from the applicant’s agent:
· The application was submitted in March 2021 and was originally for the construction of four dwellings. The proposal received a number of objections and in discussions with Planning and Highways officers it had been agreed to reduce the number of houses to two.
· Overlooking concerns are being addressed by ensuring that the development will not overlook adjacent properties.
· It is proposed that existing hedgerow and planting be kept and to further screen the developments. Any defective boundary fences owned by the applicant will be replaced or repaired on a like for like basis.
· The existing driveway is to be altered to improve manoeuvrability within the site and the proposed alterations are being discussed and agreed with the Highways Department.
· Electrical Charging points will be provided for each dwelling.
· Extensive ecological tree surveys have been undertaken with existing hedgerows and planting to remain to the side and rear boundaries.
· Highway concerns are acknowledged and being dealt with.
· The existing access from Vinegar Hill is acceptable and the entrance is only 160 metres from the B4245.
· There is good forward visibility with at least 10 passing places where pedestrians can stand off the highway.
· Traffic speeds are suppressed along Vinegar Hill due to the natural alignments and width of the roads.
· The existing access into the site has been used for at least 25 years and the Highway Authority has confirmed that it will not be detrimental to highway safety.
· The site lies within the Magor and Undy development boundary and provides a well-considered and sustainable development.
· The drainage proposals for foul and surface water have been accepted in principle and a separate Sustainable Drainage Approval Body (SAB) application will be submitted.
· The site layout addresses concerns raised by neighbours and is supported by Planning Officers.
· The street view from Vinegar Hill will remain unchanged as the new dwellings will be screened by existing topography.
· The applicant has provided an extensive amount of information to support the proposed scheme and asked the Committee to consider approval of the application.
Having considered the report of the application and the views expressed, the following information was noted:
· In response to a question raised, it was noted that the existing public right of way is located along Badgers Walk. There is no current public right of way that runs through the site. The existing public right of way would not be affected by the proposed development.
It was proposed by County Councillor M. Powell and seconded by County Councillor J. Butler that application DM/2021/00528 be approved subject to the conditions outlined in the report and subject to a S106 Legal Agreement. Also, that an additional condition be added to include a Construction Traffic Management Plan (CTMP).
Upon being put to the vote, the following votes were recorded:
For approval - 9
Against approval - 1
Abstentions - 3
The proposition was carried.
We resolved that application DM/2021/00528 be approved subject to the conditions outlined in the report and subject to a S106 Legal Agreement. Also, that an additional condition be added to include a Construction Traffic Management Plan (CTMP).