Agenda item

That planning permission be refused for the reasons set out at paragraph 2 of the report of the Chief Officer (Planning and Environment). 

The Committee considered the report of the Chief Officer (Planning and Environment) in respect of this application. The usual consultations had been undertaken and the responses received detailed in the report.  Additional comments received since the preparation of the report were circulated at the meeting. 

            The officer gave an overview of the application and the main issues.  She  explained that the proposals were for the repositioning of the existing cricket pitch and erection of new pavilion at Northop Cricket Club with associated parking, and erection of 91 No. dwellings with associated infrastructure and landscaping.  She explained that although further responses from Statutory Consultees were awaited as part of the application, the applicants had lodged an appeal on the grounds of non-determination.  The officer outlined the reasons for recommending refusal. 

Councillor Marion Bateman spoke for 3 minutes against the application on the following grounds:  the development would be on the edge of a conservation area which had a number of listed buildings and next to the Grade 1 church of St Eurgain and St. Peter; the site was located outside the settlement boundary of Northop but within a Green Barrier as defined in the Flintshire Unitary Development Plan;  the development would be detrimental to the character and setting of Northop and its conservation area; the application has failed many of the principles of sustainable development; the application  is a large scale development for the size of the community and would impact on the character and appearance of the village.

Having earlier declared a personal and prejudicial interest in the application, Councillor Marion Bateman left the meeting prior to the matter being debated by the committee.

Councillor J Roberts, on behalf of Northop Community Council, spoke against the application on the following grounds; the proposed development did not comply with the Flintshire Unitary Development Plan Policy GEN 4 and was contrary to the UDP in circumstances other than overwhelming need; the development was outside the village envelope and adjacent to a conservation area which included the Grade 1 church of St Eurgain and St. Peter, further listed buildings and their settings; the development of the site for housing would create a significant and unacceptable increase in housing development in the area which had already been subjected to a 22% increase; the proposed development would have an adverse impact on the local facilities and would place a substantial strain on local infrastructure and services; the additional traffic would create a risk to highway safety.  

Councillor Chris Bithell moved the officer recommendation for refusal which was duly seconded.  He said the site was not within the UDP or the settlement boundary of Northop and was against local and national policy.  He stated that the proposed development would have a serious impact on the village which was adjacent to a conservation area and would be detrimental to its character and appearance.  Councillor Bithell commented on the scale of the proposed development which was in addition to that which occurred during the UDP and would result in a 42% increase in development in the village.  He reiterated that the proposals would have a significant detrimental impact on the village and the application should be refused.   

Councillor Derek Butler concurred with the views expressed by Councillor Bithell.

Councillor Mike Peers referred to the information contained in the report that the weight to be attached to increasing housing land supply is not considered to outweigh the harm that would arise from inappropriate development which would harm the open character and appearance of the Green Barrier.   He queried the number of affordable units which were proposed on site.   Councillor Peers raised further questions around the education contribution for Northop Ysgol Owen Jones Primary School and commented on the need to have the education contributions detailed within the report to ascertain the facts. 

The Development Manager responded to the concerns which had been raised by Councillor Peers around the proposed affordable housing and the education contribution.  The Service Manager Strategy provided clarification around the impact on the Green Barrier and setting of Northop and the need for the Green Barrier to protect a major road junction from visually intrusive development.

Councillor Richard Jones reiterated the comment by Councillor Bithell that the site was outside the settlement boundary in the UDP and commented on the need to protect an historic built environment and settlement.

On being put to the vote, the proposal to refuse the application was carried. 

RESOLVED:

That planning permission be refused for the reasons set out at paragraph 2 of the report of the Chief Officer (Planning and Environment).  That planning permission be refused for the reasons set out at paragraph 2 of the report of the Chief Officer (Planning and Environment). 

After the vote had been taken, Councillor Marion Bateman returned to the meeting and was advised of the decision.