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Loughborough
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LE11 2TN
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Refusal Reasons Page for Planning Application - P/18/2532/2
Site AddressLand at Fosse Way
Syston
Leicestershire
LE7 1NH
Details
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Application NumberP/18/2532/2
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Site AddressLand at Fosse Way
Syston
Leicestershire
LE7 1NH
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Property AddressField At Grid Reference 462042 312374, Fosse Way, Syston, Leicestershire
Reasons 4
Insufficient information, in the form of an ecological survey and accompanying report, has been submitted in support of this planning application to enable the Local Planning Authority to assess the potential impact of the proposed development on biodiversity which is contrary to Paragraph 170 of the NPPF which aims to conserve and enhance the natural environment.
Reasons 1
The application site is located outwith the Development Limits to the settlement of Syston, within the open countryside. New development in the countryside will be strictly controlled. Planning permission will only normally be granted where essential for the needs of agriculture, horticultural, forestry and other activities appropriately located in the countryside, including facilities for recreation and leisure uses. Whilst the proposed development would provide improved recreation/leisure uses within a countryside location, no evidence has been submitted in support of this application to demonstrate the need for the proposal or that the proposed development could not reasonably be located within or adjacent to the existing settlement, which is a specific requirement of "saved" Policy CT/1 of the Charnwood Local Plan, nor has it been demonstrated that no significant adverse environmental impact would arise by virtue of that hereby proposed. Therefore, the proposal would not be acceptable in principle. Accordingly, the proposed development would be contrary with the relevant provisions of "saved" Policies ST/2 and CT/1 of the Charnwood Local Plan and Policy CS1 of the Charnwood Local Plan (Core Strategy).
Reasons 2
The proposed development, by virtue of siting, layout, scale, built form and overall appearance, would erode the open, un-developed nature of the application site, and the wider local area. In addition, the proposal would be clearly visible within the immediate streetscene to Fosse Way, when viewed from directly to the north and south of the application site along Fosse Way, especially as a result of the significant loss of vegetation on-site which is hereby proposed. Accordingly, it is considered that the proposal would result in a prominent, incongruous form of development that would be harmful to the prevailing character and appearance of the local area, including the streetscene to Fosse Way, and will fail to blend in with the surrounding natural environment context (the immediate landscape setting it would be located against), thereby failing to make a positive contribution to local character and distinctiveness. Accordingly, it is considered that the proposed development would be contrary with the relevant provisions of Policies CS2, CS10 and CS11 of the Charnwood Local Plan (Core Strategy) and "saved" Policies EV/1 and CT/2 of the Charnwood Local Plan 2004. Furthermore, the proposal will be contrary with the relevant provisions of the National Planning Policy Framework.
Reasons 3
Insufficient information, in the form of a full Tree Survey, in accordance with BS 5837: Trees in relation to design, demolition and construction - Recommendations, and hedgerow survey, has been submitted in support of this planning application to enable the Local Planning Authority to assess the potential impact of the proposed development on existing trees/hedgerows located within the application site and/or within adjoining land which is contrary to Paragraph 170 of the NPPF which aims to conserve and enhance the natural environment.
Notwithstanding the above, the proposed development would result in the loss of, or require tree works to, a significant number of trees and an area of woodland located within the application site which are protected under Tree Preservation Order No. PT/27, by virtue of their significant contribution to the visual amenity and biodiversity of the local area. As a result, this would result in effects detrimental to the character and appearance of the trees/woodland and would likely impact their aesthetic amenity value, health and condition.
Reasons 7
Insufficient information, in the form of a Ball Strike Assessment, has been submitted in support of this planning application to enable the Local Planning Authority to assess the potential impact of the adjoining Syston Cricket Club on the proposed development. In the absence of any evidence to the contrary, it is considered that the proposed development would create unacceptable risks for its future users, and would potentially be prejudicial to the use, or lead to the loss of use, of the adjoining cricket facility, which would go against the relevant provisions of Policy CS15 of the Charnwood Local Plan (Core Strategy) and "saved" Policy CF/1 of the Charnwood Local Plan, and the relevant provisions of the National Planning Policy Framework.
Reasons 5
The application site is identified as being within Flood Zone 3b, the functional floodplain, and Flood Zone 3a. The proposed development includes uses which as classified as 'less vulnerable' development and 'more vulnerable' development in Table 2: Flood Risk Vulnerability Classification within the National Planning Practice Guidance (NPPG). 'Less vulnerable' development is identified as being acceptable within Flood Zone 3a, but not in Flood Zone 3b; whilst 'more vulnerable' development would require an Exception Test in Flood Zone 3a, but is not identified as being acceptable in Flood Zone 3b as per Table 3: Flood Risk Vulnerability and Flood Zone 'Compatibility' within the NPPG. No Exception Test has been passed in respect of the 'less vulnerable' development in Flood Zone 3a. Accordingly, the proposed development in its entirety would not comprise of acceptable uses which would be appropriate within Flood Zones 3a and 3b, and would, therefore, be contrary to the relevant provisions of the National Planning Policy Framework, and the supporting NPPG, and Policy CS16 of the Charnwood Local Plan (Core Strategy).
Reasons 6
The proposed development, by virtue of inadequate access geometry and visibility splays and the provision of a dedicated pedestrian footpath, combined with the siting of the proposed vehicular access along Fosse Way adjacent to an existing vehicular access which serves Syston Cricket Club and adjoining agricultural land, would result in an unacceptable impact on highway safety. Furthermore, no evidence has been submitted in support of the application to demonstrate that larger vehicles, specifically a bus/coach, could manoeuvre on-site in order to enable them to enter and exit site in a forward gear. Accordingly, the proposed development would be contrary with the relevant provisions of Paragraph 109 of the National Planning Policy Framework, Policy CS2 of the Charnwood Local Plan (Core Strategy) and the guidance contained within the Leicestershire Highways Design Guide.
Other Information Available for Planning Application - P/18/2532/2