Agenda item

RESOLVED: That application 22/02942/OP be GRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager, with the deletion of Condition 7 and the re numbering of Conditions 8 to 17 to Conditions 7 to 16 with the following amendment to the new Condition 8.

“Condition 8

Prior to the commencement of the relevant phase of works, full details of the proposed green corridor link through the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and the green corridor link permanently retained as part of the approved development.

Reason: To ensure construction of a satisfactory development in the interests of highway safety and amenity and in accordance with Policy 5, 13 and 21 of Hertfordshire's Local Transport Plan (adopted 2018). To also comply with Policy KW1 of the North Herts Local Plan 2011 – 2031’.

Audio recording – 20 minutes 21 seconds

The Senior Planning Officer provided the following updates that:

·       The applicant had queried the necessity and relevance of Condition 7 after a financial arrangement of £68,260 had been agreed with HCC Highways. Condition 7 should therefore be deleted.

·       Changes were proposed to the wording of Condition 9 as the footpath would be a permissive right of way rather than a formal right of way and further details of this pathway would be included in the application for full planning permission.

The Senior Planning Officer presented the report in respect of application 22/02942/OP supported by a visual presentation consisting of photographs and plans.

In response to a declaration of interest query from Councillor Simon Bloxham, the Locum Planning Lawyer confirmed that there was no conflict of interest in this matter.

The following Members asked points of clarification:

·       Councillor David Levett

·       Councillor Ian Mantle

·       Councillor Louise Peace

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

·       The site was not under the Luton Airport Flight path, but some noise was audible.

·       There was an hourly bus service past the site and the applicant had a sustainable transport contribution as part of the S106 agreement and this would be used to encourage non car usage.

·       The dwellings would be set back and of an orientation that would mitigate the noise from aircrafts as stated in paragraph 5.11 of the report, they would also have thermal double glazing and trickle vents.

·       The dwellings had been reduced to 10 and the application would only use 75% of the allocated land, the applicant had a garden lease with local residents on the remaining land.

The Chair invited Lois Partridge to speak in support of the application. Ms Partridge thanked the Chair for the opportunity and provided the Committee with a verbal presentation including that:

·       The site had been allocated on the Local Plan, and was on a sustainable location with the benefits of a school, public house, village hall and church.

·       Some of the land had been leased under a garden license, for local residents to increase their back gardens, so the number of dwellings on the application site had been reduced.

·       The application site only occupied 75% of the original site and would accommodate three and four bedroomed dwellings.

·       The proposed site met with all 5 criteria of the Local Plan including noise mitigation measures with a scheme of noise mitigation measures forming a condition of the application.

·       The site was formally used for allotments and new allotments sites had been provided for all holders that decided to relocate, with two plots remaining vacant.

·       The siting of the properties was sensitive to the surrounding area especially the nearby listed buildings and the closest new dwelling was 12 metres from the access frontage.

·       The western boundary would be reinforced to screen the view of the site, and would retain the hedgerows, more details would be provided when the applicant applied for full planning permission.

·       The application had no objections from the Parish Council, and comments regarding the footpath had led to the applicant agreeing to a wider footpath corridor.

·       A tracking plan was used to confirm that a refuse vehicle would be able to enter, turn and leave the site using forward gear.

·       The main access road to the site would be 5.5 metres wide and would provide visibility splays, this had been accepted by Highways.

·       The drainage strategy had been approved by the LLFA and would include piping excess water to a wet pond at the southeast of the development site. The area around the wet pond would be planted to encourage wildlife.

·       There would be a net gain of 11.7 habitat units and 23.7 hedgerow units.

·       The applicant had agreed to the scheduled S106 contributions.

In response to a point of clarification from Councillor David Levett, Ms Partridge advised that the applicant intended to retain the remaining land as garden licenses and had no development plans.

The Chair thanked Ms Partridge for her presentation.

The Senior Planning Officer highlighted that condition 3 confirmed the recommendations regarding the drainage system.

In response to a point of clarification from Councillor David Levett, the Development and Conservation Manager advised that any future development of the remaining land would be subject to an element of affordable housing.

Councillor Ian Mantle proposed the application with the deletion of Condition 7 and the amendment to Condition 9, and Councillor Michael Muir seconded, and following a vote it was:

RESOLVED: That application 22/02942/OP be GRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager, with the deletion of Condition 7 and the re numbering of Conditions 8 to 17 to Conditions 7 to 16 with the following amendment to the new Condition 8.

“Condition 8

Prior to the commencement of the relevant phase of works, full details of the proposed green corridor link through the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and the green corridor link permanently retained as part of the approved development.

Reason: To ensure construction of a satisfactory development in the interests of highway safety and amenity and in accordance with Policy 5, 13 and 21 of Hertfordshire's Local Transport Plan (adopted 2018). To also comply with Policy KW1 of the North Herts Local Plan 2011 – 2031”.