2 or 3 dwellings at Proposed Residential Development Land Off Benthall Lane And Bridge Bank Benthall Broseley

What was proposed

An outline application sought permission in principle for two or three dwellings, with access, layout, appearance, landscaping and scale reserved.

“Proposal: Outline application (all matters reserved) for the development of 2 or 3No. dwellings…”

“All other Matters including access, layout, appearance, landscaping and scale are reserved for consideration under a separate application(s).”

Officer report

The site and surroundings

The site comprises three vacant parcels on Benthall’s northern edge, within the Broseley Conservation Area and near existing homes and a listed building.

“The site comprises a three vacant parcels of land on the northern edge of Benthall.”

“Plot 1 adjoins Benthall Lane to the south and Plots 2 and 3 adjoin Bridge Road (C4171) to the east. The site is within Broseley Conservation Area.”

Officer report

Earlier application

A previous application for the same sites was refused because there was insufficient information about effects on nearby heritage assets; a Heritage Impact Assessment was submitted with this application.

“The proposal has not been subject to pre application advice prior to the submission of this scheme, however planning consent for the same sites was refused last year (planning application 25/01930/OUT), the reason for refusal was insufficient information to adequately assess the impact of the proposal on nearby heritage assets. This submission includes a Heritage Impact Assessment (HIA).”

Officer report

Officers’ recommendation

Officers recommended approval subject to conditions, concluding that the benefits would not be significantly and demonstrably outweighed by the identified harms.

“Taking the planning balance as a whole, the proposal would deliver a modest but meaningful contribution to housing supply at a time when the Council cannot demonstrate a five-year supply of deliverable housing land, together with associated economic benefits and support for the vitality of the wider Broseley area.”

“Accordingly, material considerations indicate that planning permission should be granted, subject to the conditions set out in Appendix 1.”

Officer report

Main planning issues

The assessment considered countryside policy, housing supply, highways, ecology, biodiversity, heritage, drainage, flood risk and land condition.

“The main issues for consideration in the determination of this application are the principle of residential development, having regard to the site’s countryside location and the current housing land supply position, the impact of the proposal on highway safety, the effects on ecology, biodiversity and heritage assets, drainage and flood risk, land condition. These matters must be assessed in the overall planning balance.”

Officer report

Residents’ concerns

Seventeen residents objected, citing road safety, conservation, wildlife, drainage, stability, planning policy and overlooking concerns.

“Public Comments 4.2.1 Public representations made in support: Public representations made in objection: Public representations made in neutral; 2”

“A total of 17 members of the public have objected to the proposal, the material grounds for objection are summarised below: • Road safety Risks (plot 1 access point) and Bridge Road/Benthall Lane junction and the narrow width of Bridge Road for additional traffic • Impact on the Conservation Area; compromise the character and appearance of the area • Wildlife and Biodiversity; habitat loss and fragmentation, concern with the content of the ecological assessment and…”

Officer report

Who spoke

A public speaker, the parish council clerk, a statement on behalf of Councillor Dan Thomas and the applicants’ representative addressed the committee.

Members’ concerns

Members raised highway safety concerns, and officers said access would be considered at the reserved matters stage.

“Members expressed concerns regarding highway safety. Officers advised that this would be considered as part of the reserved matters application.”

Minutes

Committee decision

The committee resolved to grant planning permission in accordance with the officer recommendation and subject to the conditions in Appendix 1.

“That in accordance with Officer recommendation planning permission be granted subject to the conditions set out in Appendix 1”

Minutes