The Development Control Committee of Stroud Council met on Tuesday 21 January 2025 and granted permission for a new housing development at Land at Betworthy Farm, The Street, Coaley. The committee also approved the minutes from the previous meeting held on 3 December 2024.

Land at Betworthy Farm, The Street, Coaley

Permission was granted for the erection of 17 dwellings at Land at Betworthy Farm, The Street, Coaley, S.24/0672/FUL. This development will include six affordable housing units, vehicular access onto The Close, and associated landscaping and infrastructure. The decision was made despite objections from local residents and concerns raised by the council's Technical Drainage Officer regarding the existing sewage system.

The Principal Planning Officer, Gemma Davis, presented the application, highlighting that all units would be fitted with air source heat pumps and solar panels, and that existing hedges and trees would be retained. The Local Lead Flood Authority (LLFA) had deemed the drainage strategy acceptable, and Severn Trent Water confirmed capacity within the foul sewer system.

Mr Skirrow, a local resident, spoke in opposition, arguing that the proposal contravened the Stroud District Council (SDC) Local Plan and was located outside the village settlement boundary. He raised concerns about the strain on local facilities, including transport, education, and drainage, and cited the SDC Technical Drainage Officer's report indicating potential sewage escape. He also stated that it had been previously agreed at a committee meeting that this land would not be developed following the Fox Meadow development.

Mr Durant, representing the applicant Cotswold Homes Ltd, supported the application, noting that the development exceeded the 30% affordable housing requirement by offering 35% (six units). He also highlighted the company's commitment to sustainability, with all new homes designed without gas, utilising air source heat pumps and solar panels, and including electric vehicle charging points. Cotswold Homes also committed to providing each household with a £1,000 electric bike voucher to promote sustainable travel.

During the debate, Councillor Martin Pearcy raised concerns about the conflict between the officer's recommendation and the drainage consultant's report, and the potential for residents to experience further sewage issues. The Development Team Manager clarified that the council's responsibility was to assess the feasibility of draining the site itself, and that the LLFA and Severn Trent Water, as statutory consultees, had raised no objections. The Planning Lawyer confirmed that the council had fulfilled its statutory function and there would be no redress against the council if issues arose.

Councillor Pearcy also inquired about the location of biodiversity net gain contributions. The Planning Lawyer explained the hierarchy for sourcing these contributions, with on-site being preferred, followed by the district, then neighbouring authorities, and finally government credits. An informative was suggested to encourage the developer to consider Coaley first for off-site biodiversity net gain, then the wider district.

Councillor Dave Mathews seconded Councillor Martin Luff's proposal to approve the officer's recommendation, with the added informative regarding biodiversity net gain. Councillor Mathews acknowledged the validity of concerns about existing sewage issues but stated that, under the National Planning Policy Framework (NPPF), the committee was required to support officer advice unless the decision significantly and demonstrably outweighed the benefits.

The motion to grant permission was carried with nine votes in favour, zero against, and two abstentions. The decision was subject to conditions listed in the report, an added informative regarding off-site biodiversity net gain, and the applicant entering into a Section 106 agreement to secure affordable housing, mitigation for recreational pressure on the Cotswolds Beechwoods SAC and Severn Estuary SAC, and biodiversity net gain (BNG) off-site contributions. Delegated authority was granted to the Head of Development Management to finalise conditions and, if the Section 106 agreement was not completed within six months, to either return the application to the committee or refuse it.

Minutes of the Previous Meeting

The minutes of the Development Control Committee meeting held on Tuesday 3 December 2024 were approved as a correct record.