THE LEIGH PARISH COUNCIL
: leighpc@hotmail.co.uk : theleighpc.org.uk
MINUTES OF THE ADDITIONAL PARISH COUNCIL MEETING HELD ON WEDNESDAY 24th April 2024 AT 7.30PM AT THE LEIGH PARISH CHURCH
Present: Cllr. J. Arkell (Chair), Cllr A. Bowness, Cllr R. Theyer and Cllr L. Glazebrook (late)
Attendance: K. Tilling (Parish Clerk) and 14 members of the public.
1. Apologies:
Apologies were received from Cllr Morton and Cllr Glazebrook was not able to get to the start of the meeting. His attendance was required to ensure that the Parish Council response to the planning application was from a quorate council.
2. Declarations of interest:
Pursuant to the adoption by the Parish Council on 25th July 2023 of Leigh Parish Council’s revised Code of Conduct, effective from 25th July 2023 and set out in the minutes of 25th July 2023, Parish Councillors are invited to declare any interest they may have in the business set out on the agenda to which the approved Code applies. The following declaration was made: Cllr Bowness declared an interest in the planning application relating to Planning in Principle for 1 to 5 houses on land at Part Parcel 3671. Cllr Bowness was given a dispensation to remain in the room but would not be able to make any comments.
3. To discuss planning applications and consider responses for the following:
24/00202/PIP – Land at Part Parcel 3971, Tewkesbury Road, The Leigh. Permission in Principle for the erection of between 1 and 5 no. dwellings.
PIPs are currently being promoted by Councils as a start to the planning application process. As with all the other Outline schemes and more PIP, the Parish Council find it almost impossible to pass comment on a vague idea with everything to be determined later. The Borough Council are connected to the site, unlike the residents. As the PC is not quorate during the start of this planning consultation the Chair invited residents to hold a general discussion so that the clerk could log the support and objections of all those present. She would then seek guidance from the Borough Solicitor on how to relate this information to the planning officer. The following areas of concern were noted:
Topography of the site – the land of the proposed site sits lower than the main road and the current entrance to this field is often very waterlogged. If drainage of the land is poor and water will always find its lowest level, it is logical to assume that the proposed dwellings will be elevated. So, if the levels are raised where will this displaced water go? Hoefield House and the houses in Deenes Road are all lower so it is practical to assume that the displaced water will flow towards them.
Road Safety Fears – Many have voiced road safety concerns on this stretch of the A38. Potential car accidents from speeding vehicles. Its just at the start/finish of a fast stretch of road and close to the junction with Church Lane and the busy Lay-by opposite. It is noted that there is no response from Highways yet. As a statutory consultee, their input is very important, and the Parish Council will request that this is followed up. Residents were also reminded that the application for Villa Farmhouse was refused in 2020. Speed of traffic was one of the reasons behind its refusal
Using the Tilted Balance – planning agents are beginning to rely heavily on the tilted balance argument to force applications through. Having done some research later the Parish Council are now aware that the tilted balance can guarantee an automatic approval.
Water quality – residents discuss the issues with new builds and the problems that have been encountered to date with the SUDs systems/treatment packages not working properly. The last winter has shown that the weather is getting wetter. 2 large houses close to this site have already been given permission. Their wastewater is already going to add to the potential problems with dealing with foul drainage when there is nowhere for it to drain to. Residents living closest to the village pond have been blighted with dirty water coming from new builds and want to raise this issue before any further new houses are built. There are no mains sewers within the parish – very house must provide their own means of dealing with grey water.
Proximity to a Grade II listed building – and the issues that displaced water could create
Councillor Glazebrook arrived at the meeting and the Chair was able to recap on the comments that had been noted from the residents. It also meant that the meeting was now quorate for the planning aspect of the meeting and that a formal response on behalf of the Parish Council could be sent to TBC. Councillor Glazebrook confirmed that the site line when trying to leave Church Lane was poor to say the least and that additional houses would make this stretch of road more treacherous.
Residents were reminded that there is a new Biodiversity policy on the Parish Council website and that there was nothing within this application that support any of the proposals within this policy.
There is no real detail, just a vagueness of considerations, there is nothing that anyone can gauge Material Planning Considerations against and has been referred to as a cheap way of trying to obtain planning permission. The Leigh Neighbourhood Development Policy was adopted in 2023 and is a legal document that the planning officer must take into consideration when determining planning applications. This application doesn’t not fit with the plan regarding suggested house needs for the parish and is outside of the agreed settlement boundary of the village. There is no reference to social housing, but this is the only housing that is required as all the other housing needs have been met by the 120+ houses built or currently under construction in the Parish, at Coombe Hill. The wording in the LNDP suggested that as the major development centred on Coombe Hill, some small organic infill would be suitable within the Leigh over period of 10 years. These suggested numbers were surpassed some time ago.
No one at the meeting spoke in support of this application. The Parish Council will make a formal response using the above areas on concern and stress that the parish Council are opposed to this type of application because there is too little detail to allow for a constructive discussion.
4.To discuss a request for funding from Leigh Flood Defence Company for assistance with the cost of pumping water this year.
The Leigh Flood Management company operate the bund down by the village pond. The excessive rains this winter and the longevity of the wet weather has created bigger bills to pump the surface water up and over the bund. The pond is at the lowest level in the village and collects much of the surface and rainwater, spilling onto the road. The management company have asked if the Parish Council will contribute towards the fuel bill. Parish Council considered making a one of contribution for this year only. The contribution would come from the Parish Funds and not CIL money. When the bunds were first built the Parish Council were not willing to take on the maintenance of the pumps. Management companies were formed to continue looking after them as the houses nearest to the flood areas stood to gain the most from the defence schemes.
Cllr Arkell proposed that the Parish Council would make a one-off contribution of £200 to help with costs. Seconded by Cllr Theyer. Cllr Arkell was mindful that other houses and areas within the Parish also flood, and some do not have the benefit of a flood defence scheme. Help for these houses needs to be looked at in the future and they need signposting to available grants that could help them.
Ditches were discussed – as many of them in and around the village have been destroyed, often by large vehicles making deliveries. People that have a watercourse or ditch on their property need to be reminded that they have riparian responsibilities. This needs looking at more closely. Suggested repair work needs to be collated and then responsible landowners contacted and reminded of their duties.
The Parish Council are aware of issues with the drains by Woodbine Cottage. The Parish Council continues to liaise with Highways, but their response is slow. The drains are all blocked up.
5. To approve any new CIL spending.
Car park quotes – there have been 3 quotes and a fourth is coming. They now need to be considered and Councillors must ensure that the financial regs have been followed and the quotes can be compared like for like.
Bus stops – plans to order the one for the top of Church Lane as a start are in hand. The Clerk has emailed the last known contact for he traffic lights upgrade asking for the latest news on where and when any work is likely to take place as it now holding the Parish Council up.
Noticeboards – there are new ones at the Church and in the centre of the Leigh. Coombe Hill desperately needs one. It was suggested that one is placed close to the entrance of Villards Close, but the Parish Council will need permission from the management company for the site. Cllr Theyer will contact the secretary for this site and explain what the Parish Council would like to fund.
The clerk asked if the Close would like a dog bin, but this was turned down. Parish Council, in consultation with TBC are looking to site two bins in Coombe Hill. The street cleaning team will look at suggested locations and then feedback their suitability. There has been a marked increase of dog mess being left at the side of Wharf Lane since the new houses have been built. It was suggested that you can get bins with bags attached. They clerk will make enquiries.
Swift boxes – phase one is for the houses at the Wharf. The clerk did not receive the details for the onsite meeting so was not able to meet the volunteer from Winchcombe Swift Group. Potential houses have been looked at and installation areas have been pointed out. It requires about 15 boxes. The clerk has been looking at the costs to get the required 3 quotes and trying to establish any reductions for bulk buying. It was agreed that the boxes would be purchase as they came to around £500 plus vat but that further costings were required if money was needed for installation.
The clerk will go back to the resident that is collating the information for this expenditure.
6. Any other business.
Newsletter – will be going out every two months and being put together by Jo Robson and Stella Barnes.
The new owner of Old School Field came and gave a brief outline of his proposals for the field. Plans will be drawn up to build two large family homes, to be lived in by the owners and he was offering people to contact him if they had any concerns that he could address during his planning application. Parish Council will only be able to make an informed response when the application is formally submitted.
Brief report from Cllr Theyer on a couple of Highways issues – firstly the problems with the tree at Woodbine Cottage which is causing concern for the elderly resident. Highways have confirmed that the tree will be removed at no cost to the resident, but he was expecting the works to be completed by now. We understand that Openreach have removed the branches closest to the phone line but the resident is still concerned that it will interrupt his phone connection. It is being dealt with but like all things Highways, they take their time. The resident has been informed.
Earlier discussions to take over the Parish contract for verge have been shelved. It has been decided that only additional cuts will be paid for by the Parish Council. The Parish Council must ensure that the contractor has the correct insurance and technically anything costing over £100 needs to have 3 estimates.
Meeting closed 20.45