Five homes at Land East Of Wesley Road, Cubert

What was proposed

The application sought technical details consent for five two-storey homes, including three detached and two semi-detached dwellings with individual accesses.

“This is a Technical Details application for 5 dwellings, of which 3 would be detached and 2 semi-detached. All dwellings would be two-story and front onto Wesley Road to the west and with individual accesses from Wesley Road.”

Officer report

The site and surroundings

The site lies beside existing homes and a recently completed development, with agricultural land to the west and a listed vicarage nearby.

“On the opposite side of the road are existing dwellings, to the south is a recently completed residential development and to the north are dwellings. To the west is agricultural land subject to a concurrent outline planning application PA26/00655 for the construction of up to 24 dwellings. There are a mix of bungalows and two storey dwellings at Wesley Road and these are of a variety of ages and designs.”

“The site is not within a designated landscape; the nearest designated heritage asset is The Vicarage which is Grade II Listed and 140 metres to the south west. The site is in Flood Zone 1 and outside any Critical Drainage Area and not at risk of flooding due to climate change, but is potentially vulnerable to groundwater flooding. There are no near sites of ecological importance.”

Officer report

Earlier applications

Earlier applications included refused proposals for housing and permission in principle for five homes, which was allowed on appeal.

“PA18/08384 Outline application for 30 dwellings. Refused and allowed at appeal. • PA20/010194: Reserved Matters for PA18/08384. Refused. • PA20/05462: Refusal of permission in principle for 5 dwellings.”

“PA22/06416: Reserved matters for PA18/08384. Approved. • PA23/01150: Refusal of permission in principle for 5 dwellings. Allowed at appeal. APP/D0840/W/23/3326511 • PA26/00655. Concurrent application for 24 dwellings on adjoining site.”

Officer report

What officers recommended

Officers recommended approval because the design, character, heritage, amenity and highway effects were considered acceptable, with housing benefits outweighing minor traffic issues.

“Additional traffic created by the 5 homes and new accesses onto Wesley Road near the primary school have been raised as a significant concern by the Parish Council and residents. The Highways Officer does not consider the impact to be severe or that there would be a highway safety concern. The dwellings would add a modest amount of traffic and new occupants would be able to time their trips to avoid the school drop off and pick up times.”

“The benefit of providing 5 homes as established under the Permission in Principle; this weighs in heavily favour of the application given that the Council does not have 5 year land supply and the target for housing delivery is 4453 dwellings per year. There will be other economic benefits from construction, employment and new residents spending in Cubert. This is considered, on balance, to outweigh the relatively minor traffic issues raised.”

Officer report

Main planning issues

The assessment covered design, listed buildings, neighbours, highways, biodiversity, protected sites, drainage and infrastructure contributions.

“The key issues that require addressing in the determination of this application: Impact on the character and appearance of the area Impact on the historic environment - Listed buildings Impact on the amenities of neighbouring residential occupiers Highway safety Biodiversity Net Gain SAC Flood risk and drainage Impact on Infrastructure Provision i.e. open space, education, health, affordable housing…”

“Planning Practice Guidance advises that: “Following a grant of permission in principle, the site must receive a grant of technical details consent before development can proceed. The granting of technical details consent has the effect of granting planning permission for the development. Other statutory requirements may apply at this stage such as those relating to protected species or listed buildings.”

Officer report

What consultees said

The parish council opposed the accesses and traffic effects, while highways found visibility and parking adequate and the flood authority requested a condition.

“Wesley Road is itself a relatively narrow road on an important bus route, with traffic calming speed humps, chicane and mini-roundabout. Residential parking is prevalent along the front of the current housing in Wesley Road and the road is reduced to single lane traffic with speed humps, for most of the road during school or peak times. There is a significant lack of school parking at Cubert School, and there is no dedicated pick-up and drop-off area for the school.”

“The access points have adequate emerging visibility, with each dwelling having adequate car parking. I do not consider the likely impact to meet the threshold of severe. I therefore consider the development to meet current guidance.”

Officer report

Who spoke

An objector and a parish council representative spoke against the application, while the applicant’s representative spoke in support.

Members’ questions

Officers told members that vehicle visibility, the straight road section, absence of obstructing parked vehicles and turning space were acceptable.

“Following the presentations, Officers responded to Members’ questions regarding:-”

“It was confirmed that visibility for vehicles emerging from the site would be acceptable. 2. Members were advised that the access would be onto a straight section of road, providing good visibility in both directions. 3. It was noted that there were no parked vehicles in the vicinity of the proposed access that would impede visibility. 4. Confirmation was provided that vehicles would have sufficient space to turn within the site and exit in a forward gear.”

Minutes