Issue - meetings
25/01766/OP Land On The South Side Of, Cowards Lane, Codicote, Hertfordshire
Meeting: 02/07/2026 - Planning Control Committee (Item 25)
25 25/01766/OP LAND ON THE SOUTH SIDE OF, COWARDS LANE, CODICOTE, HERTFORDSHIRE 
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REPORT OF THE DEVELOPMENT AND CONSERVATION
MANAGER
Outline application with means of access for residential
development of up to 30 dwellings (including affordable housing);
following demolition of all existing structures; associated
landscaping, drainage, car parking; infrastructure and all
ancillary and enabling works (all matters reserved except means of
access)
Additional documents:
Decision:
RESOLVED: That application 25/01776/OP be GRANTED planning permission subject to:
A) The completion of a satisfactory legal agreement that delivers the obligations set out in the agreed Heads of Terms at Table 1 and secure appropriate mitigation measures in respect of impacts on the Local Wildlife site, and where it is demonstrated that residual harm cannot be adequately mitigated, secure the provision of a compensation scheme as a measure of last resort.
B) The Applicant agreeing to extend the statutory period to complete the agreement, if required.
C) Providing delegated powers to the Development and Conservation Manager to update conditions and informatives with minor amendments as required.
D) The conditions and informatives as set out in the report of the Development and Conservation Manager.
Minutes:
Audio recording – 5 minutes 52 seconds
The Development and Conservation Manager provided a verbal update on matters relating to Application 25/01766 and advised that:
· A further objection was received from a resident of the Riddy concerning foul water capacity and historic surcharging, and this was published on the Council’s website as a public comment.
· The objection stated the foul sewer has a history of surcharging, causing sewage to escape into The Riddy and neighbouring bungalows. And the objector wished to know where the assessment was demonstrating sufficient hydraulic capacity for pumped foul flows from 30 dwellings.
· The objector highlighted that there are no surface water drains in the locality, meaning heavy rainfall causes the sewer to surcharge.
· Several incidents were referenced, including a severe event in September 2024 where gardens were flooded and water ingress into buildings was narrowly avoided.
· The objection also referenced climate change potentially worsening the issue.
· The applicant’s agent, acting for Hawridge Strategic Land, responded that photographs showed The Riddy was a private unadopted road with no gullies or drainage, so water had nowhere to go.
· The applicant’s agent stated Thames Water did respond to consultation on23 July and raised no objection to wastewater or treatment capacity, correcting the objector’s claim of no response.
· The applicant’s agent highlighted that Thames Water recommended an informative requiring a groundwater risk management permit, and that any discharge without such a permit would be deemed illegal and result in prosecution under the Water Industry Act.
· The applicant was not prosing to discharge surface water into the foul sewer and would use a Sustainable Urban Drainage System (SUDS).
· Drainage matters were addressed in the Flood Risk Assessment at paragraph 4.37–4.44.
· Slides were presented showing the red line boundary, parameter plan, illustrative layout, access drawings, and site photographs, noting that Members had already visited the site and were familiar with it.
· Members were reminded that the application had been deferred on 4 June for a site visit and further consideration of the tilted balance.
· It was confirmed that the recommendation to grant permission remained unchanged, and Appendix A contained the original report recommending approval.
The Development and Conservation Manager presented the report in respect of Application 25/01766/OP accompanied by a visual presentation consisting of plans and photographs.
The following Members asked questions:
· Councillor Louise Peace
· Councillor Tom Tyson
· Councillor Dave Winstanley
· Councillor Martin Prescott
· Councillor Clare Billing
· Councillor Val Bryant
· Councillor Nigel Mason
In response to questions, the Development and Conservation Manager and Senior Ecologist advised that:
· There had been no change in planning law regarding the titled balance: the revised recommendation followed legal advice.
· There was no minimum standard for public green space on developments of this scale, judgement was based on the site and proposed layout.
· The open space, local equipped area for play landscaping and sustainable urban drainage system areas were considered sufficient to meet the relevant golden rule.
· The proposed Biodiversity Net Gain of 15% exceeded the statutory requirement of 10%.
· Infrastructure contributions included education, libraries, youth ... view the full minutes text for item 25