Dorset Council’s Planning Officer responsible for the applications for land adjacent to Broadmead is recommending refusal in his report to the Planning Committee 20th July 2023.
NB The Planning Committee does not always follow the officer’s recommendation and applicants are able to appeal decisions to the Secretary of State.
The full papers for the committee meeting can be found by clicking this link.
Here is a copy of the Summary of recommendation and the Reason for the recommendation
2.0 Summary of recommendation:
REFUSE for the following reasons:
1. The proposal would result in the unnecessary development of best and most
versatile agricultural land for residential development outside the defined
development boundary. Furthermore, it would result in an unsustainable
pattern of development which would be disproportionate in scale to the village
of Broadmayne and harmful to the countryside and local character through
adverse visual effects and impacts on the countryside-edge character of this
part of Broadmayne as a result of the quantum, density and scale of the
development. The proposal is contrary to Policies SUS2, ENV1 (part iii),
ENV8 (part ii), ENV10 and ENV12 of the West Dorset, Weymouth & Portland
Local Plan (2015) and the NPPF (2021).
2. In the absence of a completed Section 106 legal agreement to secure
affordable housing the proposal would be contrary to Policy HOUS1 of the
West Dorset, Weymouth & Portland Local Plan (2015) and the NPPF (2021).
3. In the absence of a completed Section 106 legal agreement to secure
provision of a Suitable Alternative Natural Greenspace (SANG) and Strategic
Access Management and Monitoring (SAMM) the associated likely significant
effects on Dorset Heathlands are not mitigated, contrary to: West Dorset,
Weymouth & Portland Local Plan (2015) Policy ENV2; Dorset Heathlands
Planning Framework 2020-2025 SPD (2006); National Planning Policy
Framework (2021) Paragraphs 174 and 180; and the provisions of the
Conservation of Habitats Regulations 2017.
4. In the absence of mitigation to ensure nutrient neutrality the associated likely
significant effects on Poole Harbour SSSI, SPA and Ramsar through
increased nitrogen and phosphate loads are not mitigated, contrary to: West
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Dorset, Weymouth & Portland Local Plan (2015) Policy ENV2; National
Planning Policy Framework (2021) Paragraphs 174 and 180; and the
provisions of the Conservation of Habitats Regulations 2017.
5. In the absence of a completed Section 106 legal agreement to secure a
Locally Equipped Area for Play (LEAP) the proposal would be contrary to
Policy COM1 of the West Dorset, Weymouth & Portland Local Plan (2015)
and the NPPF (2021).
6. In the absence of a completed Section 106 legal agreement to secure off-site
highway improvement works the proposal would be contrary to Policy COM7
of the West Dorset, Weymouth & Portland Local Plan (2015) and the NPPF
(2021).
3.0 Reason for the recommendation:
3.1 There is a balance to be struck in considering a proposal which would deliver
new housing in a location which the Local Plan does not envisage as the most
sustainable location for housing.
3.2 The provision of housing outside of the DDB would be contrary to Local Plan
Policy SUS2 and there would be local adverse effects caused by residential
development of the site. The proposal would fundamentally alter the character and
appearance of the site and would erode the countryside-edge character of this part
of Broadmayne, an important component of the village’s sense of place.
Furthermore, it would sterilise best and most versatile agricultural land. The higher
density of the site and provision of 2-storey dwellings across much of the site would
contrast with the existing character, height and density of the surrounding area and
would not be in harmony with local character. The proposals would also fail to
mitigate limited visual impacts from the surrounding public right of way network to the
south of Broadmayne.
3.3 The benefits of the proposal are not considered to outweigh the harm of the
proposals and in principle conflict with policy. The proposed development fails to
comply with the development plan as a whole.
3.4 It is recommended that planning permission be refused due to conflict with Policies
SUS2, ENV1 (part iii), ENV8 (part ii), ENV10 and ENV12 of the West Dorset,
Weymouth & Portland Local Plan (2015). In addition, in the absence of necessary
provision of affordable housing and appropriate mitigation of adverse impacts in
respect of Dorset Heathlands and Poole Harbour, provision of a locally equipped area
for plan and off-site highway improvement works secured via a Section 106 legal
agreement the proposal would conflict with Policies HOUS1, ENV2, COM1 and COM7
of the West Dorset, Weymouth & Portland Local Plan (2015).