Skip to main content

Agenda item

21/02708/FP LAND TO THE SOUTH EAST OF BURY FARMHOUSE, BURY LANE, CODICOTE, HERTFORDSHIRE, SG4 8XX

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Erection of one detached two-bed single storey dwelling and shed following demolition of existing stables.

Decision:

RESOLVED: That application 21/02708/FP be GRANTED planning permission subject to the reasons and conditions outlined in the report of the Development and Conservation Manager and the following additional condition:

 

·         Condition 7 to be added with the following:

 

“Prior to the commencement of the development hereby permitted full details of surface treatment for the access track shall be submitted to and approved in writing by the Local Planning Authority. Such works shall thereafter be completed in accordance with the approved details or particulars prior to the first occupation of the development and thereafter retained and maintained to the satisfaction of the Local Planning Authority.

 

Reason: To ensure the any new hard surface is of sensitive construction to minimise impact on landscape.”

 

Minutes:

Councillor Ian Moody announced to the Chair that he had a declaration of interest in this item and, once he had completed his presentation as Member Advocate, he would leave the Chamber for the remainder of the item.

 

The Planning Officer advised of updates to the report including:

 

·         There was an administrative error which had wrongly seen the consultation expiry date listed as the 9 March 2022. Neighbours and relevant consultees had previously been consulted and there was no ongoing consultation.

·         Additional comments had been received from CPRE regarding the impact on the greenbelt, encroachment into the countryside and concern about future development following creation of access track.

·         Two additional comments had been received from neighbours regarding the change of size of stables from the permission granted in 2006 and the impact of the access track.

·         There had been an assessment of the track carried out as detailed in paragraph 4.3.20. When the site is viewed in the round, the development and track would not have an undermining impact on the greenbelt.

 

The Planning Officer presented the report in respect of application 21/02708/FP supported by a visual presentation consisting of photographs and plans.

 

The following Members asked questions:

 

·         Councillor Tom Tyson

 

In response to questions, the Planning Officer advised that a further condition was being added to ensure details of surface treatments would be provided. At the moment it was expected to be tarmac, but a condition could be added to consider other surfaces.

 

The Chair invited Gary Conrad to speak against the application.

 

Mr Conrad thanked the Chair for the chance to address the Committee and gave a verbal presentation including:

 

·         Irrespective of the existing building, these proposals would affect the greenbelt in this area, which is one of the most attractive views in North Herts.

·         This development would extend beyond the village boundary and fails to take into account the reality of the site.

·         The roadway outlined in the report is detailed as an existing track, but this does not exist and to access the site you would need to cross a field, which would mean about 120 metres of tarmac across greenbelt land.

·         These proposals would affect the three neighbouring properties, with impact on privacy of residents and disturbance from vehicles servicing the site.

·         The creation of a new access road would have an impact on the footpath users.

·         Approval of this access road could then lead to further development across the entire field.

·         Permission granted in 2006 for the site was for a single story stable with a low roof. In 2007, the stable was moved and the roof height was made higher than that which was granted permission and this higher height was now being used for this application.

·         The new occupants would be able to see into the grounds, first floor and gardens of the three adjacent properties, thus affecting privacy.

·         The gardens of the existing dwellings currently have low level fencing, due to their positioning, and this development would impact those.

 

The Chair invited Member Advocate, Councillor Ian Moody, to speak against the application.

 

Councillor Moody thanked the Chair for the chance to address the Committee and gave a verbal presentation including:

 

·         There had been 14 objections received to this application, including the three local properties.

·         The photos provided in the Planning Officer’s presentation do not show the beautiful view back towards Codicote from the site and therefore does not show the impact the new access road would have on this.

·         The track is not suitable as a road, it is a heavily worn track for walkers using the footpath.

·         A 2-bed property, which is not affordable, does not warrant impacting the privacy of the nearby residents or encroaching greenbelt land.

·         The current traffic consisted of walkers and horses, cars would be a huge difference.

 

The following Members asked questions:

 

·         Councillor David Levett

 

In response to questions, Mr Conrad advised that the Bury Farmhouse houses were built within existing industrial buildings and the conversion was required to be within the footprint of the original buildings.

 

At this point Councillor Ian Moody left the Chamber.

 

The Chair invited Al Morrow, agent of the applicant, to speak in favour of the application.

 

Mr Morrow thanked the Chair for the chance to address the Committee and gave a verbal presentation including:

 

·         The site was on the village boundary and was on previously developed land and as such means it can be built on.

·         This proposal would see a more compact building, within the frame and to the same volume as previously buildings on the site.

·         Landscaping of the menage and planting of hedgerows and shrubs between properties would see an increase in biodiversity.

·         The varied roofscape of the property would minimise the massing of the building and it would remain tucked into the tree line.

·         There were local facilities within walking distance of the site.

·         This will contribute to the Council’s supply of housing, albeit minimal.

·         The proposed dwelling would be 32 metres away from neighbours, with the patio and windows directed away from existing neighbouring properties.

·         Although there were some changes to the approved height of the stables made in 2007, this building is now legal as it has been there for more than 4 years.

·         There was already a gravel track to access the site, but this would need to be upgraded.

 

The following Members asked questions:

 

·         Councillor Mike Hughson

·         Councillor Mike Rice

 

In response to questions, Mr Morrow advised:

 

·         The average vehicle movement at residential properties of this size is around 6 to 8 movements per day, this was a slight increase on use as stables which on average would see 4 movements per day.

·         The hedging would be around the garden on the proposed dwelling itself, but this could be extended further along the track if required by the Committee.

 

The following Members took part in the debate:

 

·         Councillor Michael Muir

 

In response to questions, the Conservation and Development Manager advised that Highways Agency had been consulted but had not returned a response in time. However, this is not a new part of the highway network rather it is access for one dwelling, so cannot see where objections would come from.

 

Councillor David Levett noted that Bury Farm Barns was a larger development, within existing greenbelt when granted permission, and replaced existing buildings with access via a track on Bury Lane. There had been objections made at the time of application for this development, but these were not deemed acceptable and permission was granted.

 

Councillor David Levett proposed and Councillor Mike Hughson seconded and, following a vote, it was:

 

RESOLVED: That application 21/02708/FP be GRANTED planning permission subject to the reasons and conditions outlined in the report of the Development and Conservation Manager and the following additional condition:

 

·         Condition 7 to be added with the following:

 

“Prior to the commencement of the development hereby permitted full details of surface treatment for the access track shall be submitted to and approved in writing by the Local Planning Authority. Such works shall thereafter be completed in accordance with the approved details or particulars prior to the first occupation of the development and thereafter retained and maintained to the satisfaction of the Local Planning Authority.

 

Reason: To ensure the any new hard surface is of sensitive construction to minimise impact on landscape.”

 

Supporting documents: