Two dwellings at Land At Gloucester Road, Whitfield

What was proposed

Outline permission was sought for two dwellings, with access, layout, appearance, scale and landscaping reserved for later approval.

“The application seeks outline planning permission for the erection of 2no dwellings with all matters reserved. Therefore, the decision will be solely on the principle of development, all other matters (access, layout, appearance, scale and landscaping) are reserved for consideration at reserved matters stage.”

Officer report

The site

The site is undeveloped land outside a settlement boundary, within the residential curtilage of Hideaway Cottage and beside the former Park Hotel.

“The application site relates to Land adjacent to land at Gloucester Road, Whitfield. The site sits outside of any defined settlement boundary within the open countryside. The site sits on an area of undeveloped land within the residential curtilage of Hideaway Cottage. The site sits to the west of the existing dwelling with the former Park Hotel building sitting to the south-east of the site.”

Officer report

Earlier planning history

An earlier two-dwelling outline application was refused, while previous permissions covered homes, hotel-related facilities, chalets, a gym and other works.

“This application follows a previously refused outline application for 2no dwelling, reference P24/00009/O.”

“Application site 3.1 P24/00009/O: Erection of 2no. dwellings (Outline) with layout and scale to be determined, all other matters reserved.”

Officer report

What officers advised

Officers recommended refusal because significant transport, landscape and biodiversity harms were judged to outweigh the housing benefits.

“Benefits of the proposed development include the provision of 2no. self-build dwellings to the housing supply. The provision of housing should be given substantial weight in the balance, though 2no dwellings is a moderate addition to the housing supply.”

“OFFTEM 5.44 Given the above, it is considered that the identified harms of the proposed development would significantly and demonstrably outweigh the benefits and therefore planning permission should be refused.”

Officer report

Consultees’ views

The parish council raised concerns about rural services and access, while several consultees had no objection or sought further information and conditions.

“Falfield Parish Council OBSERVATION- The Council would like to draw the planning officers attention to the supporting statement which totals 17 pages in which Cllrs believe that…”

“Sustainable Transport Although it appears that apart from the issues raised by its geographic location, this development is unlikely to raise any fundamental highways or transportation concerns. We would wish to see more information provided before we can reach a conclusion on this matter and without this information we would object to this application were all matters not reserved.”

Officer report

Residents’ views

Seven local residents supported the proposal, citing its small scale, self-build opportunities, transport links, services and limited local impact.

“- This is a small low impact build on non-productive land. Far more organic than large developers building on large swathes of countryside - There are bus routes and cycle lanes with easy access to Thornbury and North Bristol. - Being self-build plots they will be more accessible to local small builders and families, rather than developers solely interested in profit. - will support local trades and businesses rather than large developers requiring employees’ long commutes.”

“OFFTEM - Rare opportunity for self-build. - design is very attractive and not obtrusive. - There must be release of land such as this for home building on the edge of local villages, with decent access and work opportunities. - design suits the natural housing development found near local villages and farmhouses. - I will bid for one of these sites, employ local Labour, maintain building skills, including our apprentices.”

Officer report

Who spoke

The applicant spoke in support, and the ward councillor supported the proposal, referring to access, self-build housing, design controls and biodiversity.

Members’ discussion

Members gave weight to two self-build homes and nearby bus stops, while officers said self-build information and suitable conditions could be secured.

“Members considered the planning balance and in doing so gave weight to the provision of 2 self-build homes to the housing supply. Further it was noted that bus stops with links to Thornbury and the north fringe were less than 150m away from the site and there was good access to services in Falfield.”

“The Principal Planning Officer explained that there was currently a lack of information regarding the self-build aspect of the scheme, but this could be secured through a self-build unilateral undertaking. Appropriate conditions could also be imposed upon an outline consent.”

Minutes

The vote

Members carried a motion to grant delegated authority for permission by seven votes to one, with no abstentions.

“Councillor John Bradbury moved that officers be granted delegated authority to grant planning permission subject to the applicant first entering into a self- build unilateral undertaking and the imposition of appropriate conditions to include, materials, landscaping and the removal of permitted development rights.”

“RESOLVED that officers be granted delegated authority to grant planning permission subject to the applicant first entering into a self-build unilateral undertaking and the imposition of appropriate conditions to include, materials, landscaping and the removal of permitted development rights.”

Minutes