Planning Schedule Date: 10/08/2004 - Stroud District Council

Planning Schedule Date: 10/08/2004
The current application seeks the removal of this condition from the outline planning permission.
Chapel Lane is a single track road with passing places and is a no through road which terminates
in an access into Gatcombe Park.
Planning History
Outline permission ref. S.02/0826 for the erection of one dwelling granted on appeal 10/09/2003.
All matters are reserved for future consideration.
Planning Considerations
The principle of a dwelling on the paddock to the front of Waldeck House has already been
established by the outline permission. The issue for consideration here is whether the dwelling
should be built without the improvements required by the Appeal Inspector being carried out at
the junction of Chapel Lane and Tetbury Street. Policy G5 of the Stroud District Local Plan
Revised Deposit Version (as amended June 2001) relating to highway safety is therefore
relevant.
In support of their case, the applicants state that this is the last development plot in Chapel Lane
and therefore no further dwellings will use the junction; an increase in traffic using the junction
does not materially increase the risk of conflict; there is no record of any traffic accident at this
junction; recorded traffic speeds on both these roads is very low (24mph); newly published advice
from ODPM states that sub-standard junctions result in increased safety as people take greater
care; this ODPM advise is a material consideration to Planning Inspectors and GCC are
proposing alterations to parking restrictions in Tetbury Street which will have the effect of calming
traffic and improving visibility from Chapel Lane.
The Highway Authority maintain that the appeal Inspector imposed Condition 6 for good reasons
based on information submitted to the Appeal Hearing and the development would result in
additional traffic movements on the existing sub-standard junction, contrary to Policy G5. The
removal of the condition would be likely to increase dangers and hazards for other road users.
Objections to the removal of the condition have been received from three neighbours who feel
that this is a dangerous junction and any improvement would be welcomed. Letters supporting its
removal have been received from six neighbours.
Minchinhampton Parish Council supports the application. Their full comments are set out at the
start of this report.
In summary, the Appeal Inspector concluded, based on information submitted at a hearing, that
the development was acceptable subject to the applicant carrying out improvements to a substandard
junction. If that work is not carried out the application remains contrary to Policy G5 of
the Local Plan. The application is therefore recommended for refusal.
Sites Inspection Panel
The Panel walked along Tetbury Street and Chapel Lane noting the visibility at the junction and
the road widths. They then went on to inspect the actual development site. Officers explained that
the condition was imposed by the Planning Inspector allowing an appeal for a new house in
Chapel Lane, and was intended to improve visibility.
The Ward Member, Cllr. Mrs Bird, felt that the condition was unnecessary as the roads were
typical of the town which results in slow, careful driving. Moreover, visibility improvements could
look unsightly, impacting on the Conservation Area. The Parish Council were not represented but
support the application. The County Highways Officer stated that the visibility was substandard
and the junction should be redesigned.
49