Five self-build dwellings at Lower Moor Road, Coleorton, Coalville

What was proposed

Permission in principle was sought for five residential self-build dwellings on land behind The Brambles.

“Permission in Principle for the erection of five self-build dwellings…”

“This application is made under the provisions of the Town and Country Planning (Permission in Principle) (Amendment) Order 2017 (as amended). The proposal seeks permission in principle (PIP) for five residential self-build dwellings on land to the rear of The Brambles, Lower Moor Road, Coleorton.”

Officer report

Site and surroundings

The site is greenfield countryside outside development limits, within the National Forest and the setting of Coleorton Hall’s Grade II* registered park and garden.

“The application site (save for the indicative access via The Brambles) is located outside of the limits to development as per the adopted Local Plan. The site is within the National Forest. The site is located within the setting of the Grade II* Registered Park and Garden to Coleorton Hall which is located to the north-west.”

“To the north-east, east and south-east of the application site are detached single and two storey dwellings located off Lower Moor Road. To the north-west, north-east, east of the application site is undeveloped land located in the countryside. A group of trees is located beyond the western and northern boundaries of the site. The southern and eastern boundaries are formed by a mixture of hedgerow boundaries and timber fencing.”

Officer report

Earlier applications

Earlier proposals included refused applications for two and five self-build dwellings, while other residential applications were permitted, withdrawn or allowed on appeal.

“25/00910/OUT - Outline application for the erection of two self-build dwellings and garaging (all matters reserved except for access) – Application Refused…”

“23/01272/OUT - Erection of five self-build dwellings (outline - part access only for approval) - Refused and Appeal Dismissed…”

Officer report

Officers’ recommendation

Officers recommended permission because significant self-build need, accessibility and economic benefits were not significantly outweighed by the identified harms.

“Provision of additional housing in an accessible location is afforded positive weight, and the need for self-build plots in the district is considered to be significant, with significant positive weighting being given to the provision of five self-build plots.”

“In this case it is acknowledged that there would be conflict with the spatial strategy contained within the development plan, however given the contribution of five dwellings to the significant unmet need for self-builds, along with the other benefits of the proposal listed above, the harm arising from this conflict would not significantly and demonstrably outweigh the benefits of the proposal.”

Officer report

Consultation and representations

Consultees and residents raised concerns about policy, heritage, ecology, landscape, amenity and services, while highways and several other consultees raised no objection.

“Historic England - raises some concerns because the application is not supported by a Heritage Impact Assessment and advises that the advice of the Local Conservation Officer be sought.”

“Coleorton Parish Council, for the following reasons: - The site is located in the countryside outside of the settlement limits and contrary to Policy S3 of the Local Plan - Support the concerns raised by Historic England - Environmental impact caused by urbanisation and loss of open space…”

Officer report

Who spoke

The parish council and an objector urged refusal; a community representative and the ward member supported approval.

Members’ concerns

Members accepted the self-build contribution but considered the density unsuitable and harmful to Coleorton’s landscape, scenery and residential amenity.

“The Principal Planning Officer noted that there were bus stops along a nearby road that were within a reasonable walking distance of the site, and this had been noted by previous inspectors. He reminded members that it was a Permission in Principle (PIP) application and that technical details could not be taken into account at this stage.”

“During discussion, several questions of clarity were addressed by the planning officers. Members stated that, while the number of dwellings would have helped meet the Council’s quota, the density of the dwellings was not suitable and would be detrimental to the landscape context and character of Coleorton. Concerns were raised about the number of proposed dwellings, as well as the negative impact the development would have had on the nearby scenery and residential amenity.”

Minutes

The vote

Councillor R Canny moved refusal, Councillor J Legrys seconded it, and the motion was carried.

“Chair’s initials Councillor R Canny moved that the application be refused on the grounds that it conflicted with policies S2 and S3 of the Local Plan, it was outside the limits of development, and that it the development would be detrimental to the landscape context and character of Coleorton. It was seconded by Councillor J Legrys and RESOLVED THAT:”

“Councillor R Boam returned to take the chair for the remainder of the meeting. Motion to refuse the application on the grounds that it was outside the limits of development, conflicted with policies S2 and S3 of the Local Plan, and that the development would be detrimental to the landscape context and character of Coleorton.”

Minutes

The decision

The application was refused because it was outside development limits, conflicted with policies S2 and S3, and harmed Coleorton’s landscape context and character.

“The application be refused on the grounds that it was outside the limits of development, conflicted with policies S2 and S3 of the Local Plan, and that the development would be detrimental to the landscape context and character of Coleorton.”

Minutes