Issue - meetings

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Erection of one detached self-build 2-bed retirement dwelling and ancillary works (additional plans received 16.04.2025).

RESOLVED: That 25/00309/FP be GRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager and the delegation of authority and additional Condition 10 as follows:

(a)         That delegated authority be granted to the Development and Conservation Manager to resolve whether the decision should be subject to a condition relating to archaeology in consultation with the Hertfordshire County Council Archaeologist, and

(b)         ‘Condition 10

The dwelling herby permitted shall incorporate integrated swift bricks which shall be retained thereafter.

Reason: To enhance biodiversity in accordance with the aims of the NPPD and the North Hertfordshire Local Plan Policy NE4.’

Audio recording – 53 minutes 25 seconds

The Planning Officer advised that there were no updated matters to report on since the publication of the agenda.

The Planning Officer then presented the report in respect of application 25/00309/FP accompanied by a visual presentation consisting of plans and photographs.

The following Members asked questions:

·             Councillor Jon Clayden

·             Councillor Louise Peace

In response to questions, the Development and Conservation Manager advised that:

·             The main policy change since the previous scheme in 2022 was that the Council did not have a five-year housing land supply, therefore the tilted balance applied.

·             The site conflicted with Policy CGB1 and Policy SP2 in the Local Plan as the application fell outside of the settlement boundary in Barley, but due to the absence of a five-year housing land supply, those policies were deemed to be out of date and the policies within the National Planning Policy Framework (NPPF) were given greater weight than those in the Local Plan. 

·             Policies in the NPPF emphasised that dwellings should be located close to existing facilities within settlements, but not in isolated locations, therefore, a dwelling in this location was acceptable in principle.

·             Improvements had been made to the design of the scheme since the previous application.

·             The Conservation Officer, who had objected to the previous scheme did not object to this one as the significance of the impact on the conservation area was low compared with the previous scheme.

In response to questions, the Planning Officer advised that the balcony would be set into the roof and walled either side, therefore all views from it would be the same as those from a window.  

The Chair invited the first Public Objector, Barley Parish Councillor Yvonne Lee to speak against the application. Councillor Lee thanked the Chair for the opportunity and provided the Committee with a verbal presentation, and highlighted the following: 

·             Two objections with detailed comments had been made by Barley Parish Council on the application.

·             The scheme conflicted with Policy SP2 in the Local Plan as it was not within the settlement boundary of Barley in addition to Policy CGB1 as it did not meet any of the criteria for development in rural areas beyond the Green Belt.

·             As it did not comply with key policies, it should be refused planning permission.

·             The appeal decisions referenced in the report of the Planning Officer were materially different to this application as one was in Kelshall which was a Category B Village that complied with Policy CGB1, and neither were in a conservation area, making them irrelevant.

·             Adopting a tilted balance in the absence of a five-year housing land supply was questionable as it meant that the policies in the NPPF overrode the policies in the Local Plan.

·             The application also failed to meet key policies in the NPPF as it provided no affordable housing and the vitality of the rural community would not be maintained.

·             Barley Parish Council were convinced that there were no mitigating factors in the application to  ...  view the full minutes text for item 32