Agenda item

Refused contrary to the Case Officer’s recommendations, reasons to be set out in the minutes.

The Committee considered application WNS/2023/0011/MAF for an affordable residential development comprising 32 dwellings including public open space, localised land remodelling, flood storage, structural planting and access at Land East of The Meadows, Old Stratford for RO Land.

Lesley Greenwood, a local resident, addressed the Committee in objection to the application on the grounds that the proposed development would exacerbate local flooding issues, leave potential residents of the development exposed to a greater risk of flooding, and would not address any needs of local first time buyers.

Graham Sharp, a local resident, also addressed the Committee in objection to the application on the grounds that the loss of green space would have a negative impact on current and future residents of the village, and result in the loss of biodiversity including a local colony of bats, along with presenting an unacceptable risk of flooding to the occupants of the proposed development which may also exacerbate flooding risks elsewhere in the village.

Nicky Laurence, Clerk to Old Stratford Parish Council, addressed the Committee in objection to the application on the grounds that the proposed development would result in the loss of public open space and would harm the character and appearance of the surrounding village. The Parish Council’s view was that there was no evidence of demand for affordable housing in Old Stratford itself, and therefore the proposal did not meet the exceptions criteria set out in policies R1 and S1 of the Development Plan to justify development outside of the village confines.

Councillor Ian McCord, a local ward member for Deanshanger, addressed the Committee in objection to the application on the grounds that the proposed development was contrary to the adopted development plan in that it was outside the village confines, and the exceptions criteria had not been met as the demand for affordable housing in Old Stratford had not been clearly evidenced. Councillor McCord also stated that the proposal gave rise to an unacceptable risk of flooding, loss of biodiversity, and local congestion arising from an increase in local traffic.

Peter Chambers, the Agent for the Applicant, addressed the Committee in support of the application and stated that, whilst the proposed development was outside of the village confines, there was a clear need for affordable housing in the legacy South Northamptonshire Council area with the West Northamptonshire Joint Core Strategy having set a target for the delivery of 3,300 affordable dwellings by 2029, therefore the proposed development did meet the exceptions criteria set out in policies R1 and S1 of the Development Plan to enable development beyond the village confines, as it would contribute towards addressing a district-wide under delivery of affordable housing. In terms of flooding, the Agent underlined that the Lead Local Flood Authority had been consulted on the application and had raised no objections on the grounds of increased flooding risk.

During the course of the debate, Officers identified that a note had been circulated to some Members of the Committee from the public gallery. This was drawn to the attention of the Chair, and subsequently the Democratic Services Officer and the Head of Legal Services – Place advised any Members of the Committee who had seen the note to disregard its contents in coming to their decision on the application.

It was proposed by Councillor Kevin Parker and seconded by Councillor Maggie Clubley that application WNS/2023/0011/MAF be refused contrary to the Case Officer’s recommendations, on the grounds that the proposed development fell outside the village confines of Old Stratford and therefore was in the open countryside, and was not sufficiently evidenced to meet the exceptions criteria set out in policies R1 and S1 of the Development Plan where residential development would be justified outside of the settlement confines, representing an unsustainable form of development and encroachment onto the open countryside. The motion was put to the vote with ten votes cast in favour of the proposal and none cast against, therefore the motion was carried.

In reaching its decision, the Committee considered the Case Officer’s report and presentation, the addresses of the public speakers, and the Committee Updates.

Resolved

(1)  That application WNS/2023/0011/MAF be refused contrary to the Case Officer’s Recommendations for the following reason:

1.    The location of the proposed development, by reason of its siting outside of the settlement confines of Old Stratford, falls within the open countryside and does not meet the exceptions in R1 and S1 of the Development Plan where residential development would be supported outside of the settlement confines. The proposed development has therefore not been adequately justified and represents an unsustainable form of development which would result in a harmful encroachment into open countryside and would fail to preserve the character and appearance of the area. This conflict is not outweighed by any material consideration. The proposal is therefore unacceptable in principle and is contrary to Policies SA, S1d and R1g of the West Northamptonshire Joint Core Strategy Local Plan (Part 1) and Policy SS1 of the South Northamptonshire Local Plan (Part 2) as well as paragraph 80 of the NPPF.