Agenda item

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER.

Erection of 9 dwellings with access following demolition of industrial buildings (all matters reserved except  for access) as amended by details received 7 June 2023.

RESOLVED: That application 23/00549/OP beGRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager with the following amendment to condition 8:

“Condition 8:

As part of the details at Reserved Matters stage, a Biodiversity Net Gain Plan shall be submitted and approved by the Local Planning Authority, using the Defra Biodiversity Metric to demonstrate how a minimum of 10% Biodiversity Net Gain (BNG) will be fulfilled by this development”

Reason: To achieve a BNG of at least 10%, in accordance with Policy NE4 of the Local Plan.

Audio recording – 2 hour 55 minute 4 seconds

·       The Senior Planning Officer presented the report in respect of Application 23/00549/OP supported by a visual presentation consisting of photographs and plans, including that there was a typological error at 4.3.12 and 4.3.13 of the report, which should read ‘due west’ and ‘eastern’ respectively. They also advised that a supplementary document had been published regarding Condition 8.

The following Member asked points of clarification:

·       Councillor Sean Nolan

·       Councillor Dave Winstanley

In response to points of clarification, the Senior Planning Officer advised:

·       The differences between Highways and the Planning Officers opinions of the proposed access were highlighted in paragraphs 4.3.32 to 4.3.37 of the report.

·       The planning statement made it clear that the two access points had good visibility onto a 30 mile per hour road.

·       Highways had noted the road as a 40 miles per hour.

·       It was acknowledged that this was a rural area with no footpaths and not a suburban area as stated by Highways, the proposed change from an industrial park to housing, would positively impact on the volume of vehicles using the road.

·       It was acknowledged as stated by Highways that this was not a sustainable location for housing, but the considerations in favour of this application outweighed the conflicts.

·       Hedgerows would be retained, as would two large trees, and a detailed landscaping scheme would be required for full planning permission.

The Chair invited Mr James Gran, Dr Julia McGill and Mr Phil Burchell to speak in support of the application.

Mr Gran thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

·       The Highways authority considered the access to be acceptable.

·       The frontage trees would be retained, and the dwellings would be set back from the road.

·       Previously at least 50 employee vehicles and daily heavy good vehicles would use these narrow lanes, just 1 employee was now occasionally onsite.

·       Since 2021 other commercial usage for the land had been investigated.

·       The development of this site was appropriate and would make a positive impact on the village.

·       The proposal was for nine detached dwellings with spacious gardens and with no harm to the rural area.

·       There would be fewer trips compared to the current and previous industrial use of this site and associated noises and odours would be reduced.

·       Biodiversity net gains would be achieved in accordance with Condition 8.

·       There would be social and economic benefits to the village.

·       There was no identified harm which would outweigh the benefits of the proposal.

Dr McGill thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

·       This development would enhance the setting of all the nearby listed buildings and was strongly supported.

·       There had previously been disruption from speeding vehicles, noise and air pollution on this site.

·       The site had attracted unlawful and anti-social behaviour.

·       There would be a net environmental gain with the reduction of traffic volume.

·       The report from Highways had numerous errors and did not include any environmental and safety gains from the change of use to dwellings.

Mr Burchell thanked the Chair for the opportunity and provided the Committee with a verbal presentation including that the Nuthampstead Parish meeting was consulted on the proposed usage options for the industrial park site and it was unanimously agreed that the site be used for residential dwellings.

There were no points of clarification from Members.

The Chair thanked Mr Gran, Dr McGill and Mr Burchell for their presentations.

Councillor Tom Tyson proposed the application with an amendment to condition 8, and Councillor Dave Winstanley seconded and after a vote, it was:

RESOLVED: That application 23/00549/OP beGRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager with the following amendment to condition 8:

“Condition 8:

As part of the details at Reserved Matters stage, a Biodiversity Net Gain Plan shall be submitted and approved by the Local Planning Authority, using the Defra Biodiversity Metric to demonstrate how a minimum of 10% Biodiversity Net Gain (BNG) will be fulfilled by this development”

Reason: To achieve a BNG of at least 10%, in accordance with Policy NE4 of the Local Plan.