Two self-build homes at 67 Loughborough Road, Coleorton, Coalville

What was proposed

Permission in principle was sought for two residential self-build dwellings on land at 67 Loughborough Road.

“Permission in Principle for the erection of two 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 two residential self-build dwellings at land at 67 Loughborough Road, Coleorton. The site is located outside the defined Limits to Development. The surrounding area is predominantly rural with residential properties interspersed across the wider area.”

Officer report

Earlier applications

Earlier proposals included permitted three-dwelling applications, refusals, and a dismissed appeal for three self-build dwellings.

“23/01048/OUT - Erection of three self-build detached dwellings (outline application with all matters reserved except for access) - refused 07.12.2023 and appeal dismissed 05.07.2024”

“In 2016, outline planning permission (with details of access only) was granted for the erection of three detached dwellings with garages under application reference 16/00198/OUT. A subsequent reserved matters application was permitted including approval of details of access, appearance, landscaping, layout and scale under application reference 17/00427/REM. This outline/reserved matters planning permission has lapsed and therefore, is no longer extant.”

Officer report

What officers recommended

Officers recommended permission because the self-build shortfall, accessibility and other benefits were considered to outweigh policy conflict and countryside harm.

“Paragraph 14 of the NPPF (as set out at the time of decision) is therefore engaged which states that any conflict arising with the Neighbourhood Plan, where criteria (a) and (b)) are met, would "likely" constitute significant and demonstrable harm. Policy H2 of the Neighbourhood Plan restricts development in the countryside in line with national and local planning policies and as such does not support residential development outside of the settlement limits.”

“Government policy sets out how neighbourhood plans can shape, direct and help to deliver development. The local community has made the Neighbourhood Plan in 2023 in order to develop a shared vision for their area, proactively allocating land for housing growth. In this case it is acknowledged that there would be conflict with the spatial strategy, including the Swannington Neighbourhood Plan.”

Officer report

Consultation and objections

The parish council and four third-party representations raised policy, landscape, amenity and highway concerns, while statutory consultees raised no objections.

“The following summary of representations is provided. All responses from statutory consultees and third parties are available to view in full on the Council’s website.”

“Four third party representations have been received (three objections and one neutral). The comments raised are summarised as follows.”

Officer report

Who spoke

A parish councillor opposed the application, while the agent urged approval because only the principle was being considered.

Members’ discussion

Members discussed previous refusals, the appeal decision, the self-build quota and the limits on acceptable refusal reasons.

“Members had a discussion during which it was noted that the development had been refused by officers several times previously, and it was felt that the Committee were recommended to approve the application at this stage to meet the self-build quota.”

“Chair’s initials The Planning and Development Team Manager advised the Committee against refusal on technical grounds. Members were reminded that reasons for refusal would have to be in principle and only consider the location, land use and amount of development.”

Minutes

The vote

Councillors voted on a motion to refuse the application for conflict with Policies H2, S2 and S3.

“Councillor D Bigby moved that the application be refused on the grounds that it did not comply with Policy H2 of the Swannington Neighbourhood Plan, and Policies S2 and S3 of the Local Plan. It was seconded by Councillor P Moult.”

“Motion to refuse the application on the grounds that it did not comply with Policy H2 of the Swannington Neighbourhood Plan, and Policies S2 and S3 of the Local Plan. (Motion) Councillor Dave Bigby For Councillor Morgan Burke For Councillor Rachel Canny For Councillor David Everitt Against Councillor John Legrys For Councillor Peter Moult For Councillor Carol Sewell For Councillor Jenny Simmons Against Councillor Nigel Smith For Councillor Richard Blunt Against Councillor…”

Minutes

The decision

The application was refused because it did not comply with the Swannington Neighbourhood Plan and Local Plan policies on location and countryside development.

“The application be refused on the grounds that it did not comply with Policy H2 of the Swannington Neighbourhood Plan, and Policies S2 and S3 of the Local Plan.”

Minutes