Up to five homes at Land South Of Lodge Trust, Main Street, Market Overton

The site and surroundings

The site is a flat field outside Market Overton’s planned limits, beside Main Street, mature trees and a public footway.

“Site & Surroundings 1. The application site is an existing field adjoining the main road leading into Market Overton from Cottesmore (to the south), it is flanked by a row of mature trees to the west, sporadic mature tree planting along the southern boundary, and further sections of similar land to the north and east.”

“The application site lies outside of the planned limits of development of the village of Market Overton, and is therefore located within the countryside. The Lodge Trust, a complex providing accommodation for adults with learning disabilities, lies further to the north with associated facilities including café open to members of the public, play equipment and log cabin/camping facilities also open to the public.”

Officer report

What officers recommended

Officers recommended approval because housing supply had fallen below five years, the reduced scheme could provide suitable amenity, and no refusal matters remained.

“The Local Planning Authority is no longer able to demonstrate a 5-year housing land supply and therefore the tilted balance set out in paragraph 11(d) of the National Planning Policy Framework applies to the proposal. The current scheme differs from the previously refused proposals as it reduces the number of dwellings proposed allowing for appropriate amenity levels to be provided with the proposed dwellings.”

“No matters justifying refusal of the scheme have been identified, subject to the control of certain matters set out in suitably worded planning conditions…”

Officer report

Consultation responses

The parish council and neighbours raised no objections, while consultees supported the scheme subject to access, ecology and archaeology measures.

“Below is a summary of the comments. Full details can be viewed on the Council’s website. (https://publicaccess.rutland.gov.uk/online- applications/?_ga=2.69299920.1503643438.1693558555-1954588303.1693558555)”

“Market Overton Parish Council: No objections Local Highways Authority: • Access should be designed as a dropped kerb rather than a bellmouth. • Access should be sealed and drained away from the highway. • Visibility splays appear to all be located within the public highway boundary. • Pedestrian visibility splays will need to be provided. • Refuse collection point or a suitable waiver will need to be provided.”

Officer report

Who spoke

A representative of Market Overton Parish Council addressed the committee before debate and answered members’ questions.

Members’ discussion

Members discussed access safety, protected trees and securing biodiversity net gain through offsite credits because the site had limited space.

“Through debate, it was confirmed biodiversity net gain was to be secured through offsite credits, as the site was too small to accommodate on-site gains. This approach was consistent with the Environment Act and was explained as necessary due to limited space.”

“Members discussed access safety, the impact on protected trees, and the rationale for offsite biodiversity provision. The application was recommended for approval, with the Parish Council and local residents largely supportive.”

Minutes

The vote and decision

The committee approved the application subject to the reported conditions after a motion was proposed, seconded and carried unanimously with ten votes in favour.

“It was proposed by Councillor R Payne and seconded that the application be approved subject to the conditions in the report.”

“Upon being put to the vote, with ten votes in favour, the motion was unanimously carried.”

Minutes