Agenda item

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER    

Erection of six 3-bed bungalows with associated parking and landscaping following the demolition of the existing buildings. Conversion of reception building into one residential 3-bed dwelling with associated parking.

RESOLVED: That application 24/00103/FP be GRANTED 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 15.

“Condition 15:

Prior to commencement a site-wide sustainability strategy shall be submitted to the Local Planning Authority for approval addressing renewable energy, reducing carbon emissions and water conservation and the measures shall be implemented on site prior to the first occupation of each dwelling.

Reason: To reduce carbon dioxide emissions and promoting principles of sustainable construction and the efficient use of buildings in accordance with Policies SP9 and D1 of the North Hertfordshire Local Plan 2011 to 2031.”

Audio recording – 1 hour 3 minutes 35 seconds

N.B Councillor Nigel Mason returned to the Chamber at 20:33.

The Senior Planning Officer presented the report in respect of Application 23/00103/FP supported by a visual presentation consisting of photographs and plans.

The following Members asked questions:

·       Councillor Nigel Mason

·       Councillor Jon Clayden

·       Councillor Amy Allen

·       Councillor Elizabeth Dennis

·       Councillor Ruth Brown

·       Councillor Tom Tyson

·       Councillor Emma Fernandes

In response to questions, the Senior Planning Officer advised that:

·       The applicant may be able to clarify the centre circles on the aerial view of the site.

·       All applications were considered individually, on their own merits and depending on the facts of each application.

·       The ownership of the completed bungalows was not a material planning consideration.

·       The sitemap showed spaces for refuse bins for each bungalow, and there was a turning point on the site for a refuse vehicle near a bin collection point.

·       The site could be accessed via Deadman’s Hill and via the cut over from Royston.

·       This was a brown site for 7 dwellings and would be in conflict of Policy SP2 of the Local Plan.

·       There had been an objection from Highways, but this had been considered in depth in the report..

·       There was a condition in the report for sustainable energy and this had been agreed by the applicant.

·       The development would create less trip generation compared to its current commercial usage.

·       Requesting a vehicle pass area was beyond the scope of the application.

·       All the dwellings would have EV charging points.

·       Although the applicant mentioned securing a lynx bus service to the site, this could not be a planning condition as it was beyond the scope of the application.

·       Condition 15 of the report related to the sustainability of the site.

The Chair invited Mr Jeremy Burrowes the applicant to speak in support of the application. Mr Burrows thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

·       The site was used for kennels and had been for sale for the last 4 years.

·       There was a downward trend for kennels, with recent local closures and it was not easy to get permission to open a new kennel.

·       Three enforcement notices due to noise levels had been served on the premises.

·       No objections had been received to the change or use, or the proposed development.

·       There was a public footpath along the A505 and current employees walked to the site from the train station.

·       The was regular access to the site by large lorries, and this was likely to cease with the new development.

·       There was a lack of affordable housing in the area and a housing shortage.

·       The development was for modest 3 bedroom bungalows, suitable for young families.

The following Members asked points of clarification:

·       Councillor Nigel Mason

·       Councillor Emma Fernandes

·       Councillor Tom Tyson

In response to points of clarification, Mr Burrowes advised that:

·       Planning permission had previously been granted for a small lake on the site, it was now however filled with sand.

·       The applicant was committed to sustainable energy however, the site would not be developed by the applicant.

The Chair confirmed that the site was below the threshold for affordable housing.

The Chair thanked Mr Burrowes for his presentation.

In response to points raised, the Area Planning Officer advised that Condition 15 was not binding however, a change to the wording would make this an implementation prior to occupation of the site.

In response to points raised, the Senior Planning Officer advised that:

·       Should the application be granted, and the development sold on to another, any conditions including solar panels would still be binding. A new owner would then need to make an application to review or vary any such conditions.

·       The site was not sustainable in principle and paragraphs 4.3.43 to 4.3.48 of the report discussed that point, however based on the number of dwellings the application was considered a more sustainable use of the land.

·       National and Local policies accepted that in isolated locations developments may not be sustainable and a lower threshold could occasionally be applied. This consideration would have differed if this application had this been for a completely new development instead of a change of use.

Councillor Amy Allen proposed to grant permission with the amendment to Condition 15 and this was seconded by Councillor Nigel Mason.

Councillor Tom Tyson stated that there would be less traffic movement to the site, however the kennel clients would have to find a new site and that it was difficult to walk to the site from Ashwell due to a bramble footpath but, on balance the application was acceptable.

Having been proposed and seconded, and following a vote, it was:

RESOLVED: That application 24/00103/FP be GRANTED 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 15.

“Condition 15:

Prior to commencement a site-wide sustainability strategy shall be submitted to the Local Planning Authority for approval addressing renewable energy, reducing carbon emissions and water conservation and the measures shall be implemented on site prior to the first occupation of each dwelling.

Reason: To reduce carbon dioxide emissions and promoting principles of sustainable construction and the efficient use of buildings in accordance with Policies SP9 and D1 of the North Hertfordshire Local Plan 2011 to 2031.”