Agenda item

We considered the report of the application which was recommended for approval, subject to conditions outlined in the report.

Councillor B. Willott, Chair of Raglan Community Council, attended the meeting by invitation of the Chair, and outlined the following points:

·       The residents of Raglan do not object to a reasonable number of new homes, and there was a particular welcome to MCC commitment to 35% of affordable housing.  However there are a number of concerns with the number of houses proposed for the site.

·       The site is prone to flooding.  Covering much of the site with concrete will increase flood risk both to new house owners, and house owners in neighbouring roads. The flood risk will be intensified with the density of 45 houses on the site.

·       Insurance premiums are likely to be high and result in an increase for existing homeowners.

·       The density will have an ecological impact on wildlife.  This could be mitigated if the properties were further away from the stream.

·       Traffic management concerns include the exit close to Fayre Oaks Road will need careful engineering.

·       It is requested that developers reduce the height of tallest proposed buildings so that no building is over two storeys high, and that these two storey buildings are on the outside of the site by Chepstow Road, or at least away from neighbouring properties in the Willows and Fayre Oaks.

Mr. G. Willmott, representing objectors to the application, attended the meeting by invitation of the Chair, and outlined the following points:

·       Objections are based mainly on the density of hoses proposed, which is not in keeping with the surrounding area.

·       At the public enquiry the inspector stated that the site was too small to support 45 dwellings, and that figure was calculated when the development was thought to encompass the whole site of 2.18 hectares.  This is no longer the case and the usable area is now 1.5 hectares.

·       It is believed that 30 dwellings is a more acceptable figure, and in keepi9ng with the quality of housing for the village.

·       It was asked that the draft plan is withdrawn and replaced with a new plan for 30 dwellings, with 50% affordable housing.

Mr. M. Cullen of Alder King, the planning agent acting on behalf of MCC, attended the meeting by invitation of the Chair, and outlined the following points:

·       Extensive pre-application consultation has been undertaken with the Council and members of the public, and the site benefits from an allocation within the adopted local plan for up to 45 dwellings, and is considered to be in a sustainable location.

·       It is anticipated that the development will feature 2 storey dwellings, with some single storey, and some 2 and a half storey homes to add variety and interest.

·       The development will be designed to reflect and complement the wider context of the village in terms of its overall architectural style.

·       No development is proposed within flood zone C2.  The intention being to safeguard ecology and safeguard the space for public amenity

·       A transport statement confirms there are no highway safety issues.

·       The proposals include the provision of 35% affordable housing, which equates to16 units.

·       The application comprises sustainable development in accordance with the Council’s LDP.

The Head of Planning, Housing and Place Shaping provided an extract from the inspector’s report:

Report on the examination into the Monmouthshire Local Development Plan

6.73 In the light of the constraints described above, others such as the utilities’ infrastructure crossing the site, and the need to take account of general planning considerations including the privacy and amenity of existing residents, it is possible that the developable area will not be sufficient for 45 dwellings. As explained in paragraph 4.12 above the indicative number for each site is necessary for the calculation of overall housing provision and to let those with an interest in sites know what is likely to happen. If they are not achieved, however, the development would not be contrary to policy.

6.74 All in all the flood risk and traffic concerns do not cast significant doubt on the deliverability of the site and thus do not prevent its allocation; detailed matters will be deliberated and ironed out at the planning application stage. The allocation is based on robust and credible evidence and is not contrary to either TAN15 or TAN18. MAC48 will add the allocation to the renumbered Policy SAH10.

Having considered the report of the application and the views expressed, the following points were noted:

·       Taking into account the matter of density, we should be giving a steer to local developers that we don’t want to see developments with 45 dwellings.

·       The points were acknowledged and considered valid, and would therefore be taken into consideration when a detailed application is presented.

·       Comments were made regarding the number of bedrooms per dwelling, which could make a difference to the combined density.  This would be looked at during the reserve matters stage.

·       Reassurance was sought surrounding the water board and sewage treatment plant.  Detail would be sought but it was understood there was no sewerage capacity constraint in the Raglan area.

·       A Member expressed disappointment at the attempt to minimise the number of dwellings being developed, considering the desperate need for homes.

It was proposed by County Councillor Murphy and seconded by County Councillor Powell that application DM/2018/00769 be approved subject to conditions, and a S106 agreement as outlined in the report.

Upon being put to the vote, the following votes were recorded:

For approval                12

Against approval         0

Abstentions                 1