The most significant item scheduled to be discussed at the meeting is an update on the council's Housing Monitoring Update to year ending 31 March 2024. There will also be four planning applications for the committee to consider.

Housing Monitoring Update to year ending 31 March 2024

The strategic planning committee has requested that the planning committee be reminded of the contents of this report, particularly as it relates to the granting of planning consents and the impact these have on the council's 5-year housing land supply. The report notes that, based on current government housing requirements, the council has a 4.15-year housing land supply. The report notes that the government may increase housing requirements, which could affect the council's housing land supply. The report sets out the Housing Delivery Test result for the council. East Devon passed the test, which means that the council does not have to apply a 20% buffer to its 5-year housing land supply. In terms of windfall housing, the report notes that the council agreed to include small windfall sites as part of its emerging local plan. However, as the local plan has not yet been adopted, these cannot currently be included in the calculation for the 5-year housing land supply. Finally, the report says:

It is clearly important that Planning Committee act on this advise particularly as the Regulation 19 plan moves forward and starts to carry weight.

Land to the south of Shercroft Close, Broadclyst

The council has applied for planning permission for the construction of a 16-space car park, network of footpaths and a cycle shelter. The site would be accessed from Station Road and, subject to the relevant conditions, the development would facilitate the change of use of the surrounding land to Suitable Alternative Natural Greenspace (SANG) land. The report acknowledges that the majority of the site is in flood zones 2 and 3. It says that the Environment Agency are satisfied that the proposal aligns in broadest terms with the overriding policy requirements of the National Planning Policy Framework and the Planning Practice Guidance. It is also noted that Devon County Council, as the Lead Local Flood Authority, have no in principle objection. Exeter Airport has requested the submission of a Wildlife Hazard Management Plan to ensure that the development does not attract birds that would pose a risk to aircraft. Network Rail has requested the installation of a trespass-proof fence adjacent to the railway line. The report notes that this is a reasonable request given that the development would provide greater public access to land adjacent to the railway line. The report notes that two letters of support have been received from members of the public. The report concludes that the development is acceptable and recommends that planning permission is granted subject to conditions.

Farlands, London Road, Whimple

Cranbrook LVA LLP have applied for planning permission for the construction of 260 houses (including 39 affordable homes), a neighbourhood centre, public open space (including a youth sports pitch) and associated infrastructure. All matters are reserved except for access. The proposal includes a new vehicular access onto London Road. The application is before the planning committee as the recommendation of the planning officers is contrary to the views of both the town council and local ward members. The town council has raised several concerns about the application, particularly the impact it would have on the London Road, which they describe as 'an inner by-pass for Cranbrook'. They have requested a roundabout or, if this is not feasible, a set of traffic lights, for the proposed junction. In addition, they have stated that the development does not adequately address biodiversity net loss. The ward members, Cllrs Kevin Blakey, Kim Bloxham and Sam Hawkins, have also raised concerns about the access arrangement, stating that a roundabout should be provided to avoid congestion. Additionally, they have stated that the indicative layout, number of dwellings and the types of dwellings proposed 'is not supported as this will lead to an unattractive urban landscape and exacerbate the already unbalanced community that is Cranbrook today'. In response to these concerns, the report notes that the development is located within an area that is allocated for development in the adopted Cranbrook Plan 2013-2031, and that the principle of development is therefore acceptable. With regards to the concerns about access onto the London Road, the report says that the development:

...benefits from falling within both the built-up area boundary and the allocation for mixed use development known as Cobdens under Policy CB4.

The report goes on to say that the development would provide a segregated footway and cycleway along London Road, in accordance with policy CB24 of the Cranbrook Plan, and would also connect to the recently consented Cobdens development. As such, the report concludes that the proposed access arrangement is acceptable and that the principle for development is in accordance with adopted policy. The Environment Agency objected to the application in 2023. However, following the submission of a revised masterplan that takes all the dwellings out of the flood zone, the objection has been withdrawn, subject to relevant conditions. The report notes that the development would lead to the loss of some habitat. This would be mitigated by measures including new planting, bat boxes, and a barn owl roost, in addition to the delivery of a Suitable Alternative Natural Greenspace (SANGS). The report concludes that the application is acceptable and recommends that it be approved. It also recommends the adoption of the accompanying Appropriate Assessment.

Homefield Farm, Newton Poppleford

Mr Christopher Drake has applied for planning permission for the conversion of an existing barn into a four-bedroom dwelling. The report notes that the site is located outside the built-up area boundary and is therefore contrary to Policy H3 of the adopted Newton Poppleford and Harpford Neighbourhood Plan 2020-2031. As the neighbourhood plan was adopted after the Local Plan, it takes precedence. However, the report concludes that, as the neighbourhood plan does not set out how barn conversions should be assessed, and as the proposal would be in accordance with the local plan and NPPF, this material consideration justifies a departure from the neighbourhood plan. With regards to accessibility, the report notes that the site is a 20-minute walk from the centre of Newton Poppleford, and that this is 'along an unlit and unpaved c-road'. As such, it is concluded that the future occupants would likely be reliant on using a car. However, the report notes that a planning appeal decided in 2020 on a similar proposal concluded that a single dwelling would not 'substantively add to the need to travel by car'. The applicant has confirmed that the barn is no longer required for agricultural use, and the structural report provided confirms that the barn is structurally sound. The report recommends that planning permission be granted, subject to conditions.

Bridgend, Harpford

Mr Kevin Howe has applied for planning permission for the conversion of an existing building into a two-bedroom dwelling and the removal of an existing caravan from the site. The application is before the planning committee as the recommendation of planning officers is contrary to the views of the local ward member, Cllr Chris Burhop, who has stated that:

In my opinion the benefits of this application outweigh the detrimental aspects

The report notes that the application site is located outside the built-up area boundary and is therefore contrary to Policy H3 of the adopted Newton Poppleford and Harpford Neighbourhood Plan (2020-2031). The report acknowledges that there is an existing Certificate of Lawfulness on the site for the siting of a mobile home, and that this is a material consideration. However, as the existing use is not considered to be a permanent dwelling, planning policy H6, which would permit the replacement of an existing dwelling in the countryside, is not considered relevant. The report highlights that the site is located in flood zones 2 and 3 and that the Environment Agency has objected to the proposals. The Environment Agency have stated that the development:

...falls within a flood risk vulnerability category that is inappropriate to the Flood Zone in which the application site is located.

They have therefore recommended that planning permission is refused. In response to this objection, the applicant has submitted a Flood Risk Assessment (FRA). However, the planning officers consider that the development:

...is not acceptable on flood risk grounds.

The Environment Agency has also raised concerns about the risk of contaminated land on the site. The report concludes that the proposal is unacceptable in flood risk terms and recommends that planning permission be refused.