Agenda item

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Variation of condition 2 (revised plans) and condition 10 (Flood Risk Assessment) of planning permission 22/03092/FP granted 15.03.2024 for Residential development of 47 dwellings and associated car parking, open space, landscaping and creation of access off Grays Lane (as amended).

RESOLVED: That application 25/01745/S73 be GRANTED planning permission subject to the following:

 

a)    Providing delegated powers to the Development and Conservation Manager to update conditions and informatives as set out in the report above.

 

b)    Conditions as set out in the report with the following amendments to Conditions 7 and 21:

‘Condition 7

BNG Management Plan

The development shall be carried out in accordance with the approved Biodiversity Net Gain – Landscape and Ecological Management and Maintenance Plan Rev C (October 2025) prepared by James Blake Associates unless otherwise agreed in writing with the Local Planning Authority.

Reason: To enhance biodiversity in accordance with the NPPF and the North Hertfordshire Local Plan Policy NE4.

Condition 21

Open Space Management and Maintenance

The development shall be carried out in accordance with the Open Space Management and Maintenance Scheme contained in the Biodiversity Net Gain – Landscape and Ecological Management and Maintenance Plan Rev C (October 2025) prepared by James Blake Associates. The open spaces provided shall be retained for their intended purpose and in accordance with the approved management plan unless otherwise agreed in writing by the local planning authority.

Reason: To ensure adequate open space and amenity provision as per NHLP Policy NE6.’

c)     Completion of a new Section 106 agreement if required in consultation with the Chair.

Audio recording 30 minutes 46 seconds

 

The Senior Planning Officer presented the report in respect of Application 25/01745/S73 accompanied by a visual presentation consisting of plans and photographs.

 

The following Members asked questions:

 

·       Councillor Ruth Brown

·       Councillor Dave Winstanley

·       Councillor Louise Peace

·       Councillor Val Bryant

 

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

 

·       The substation would be located away from the houses in the northeast corner of the site.

·       The spine road would have a footpath on one side of the road.

·       The housing mix was the same as the original application, but the number of house types had increased.  

·       The footpath links would help the permeability of the site, with local residents being able to access the play area.

·       This updated application sought to discharge conditions through a Section 73 agreement and was satisfactory.

 

The Chair invited the Applicant, Ms Chloe Houston to speak in support of the application. Ms Houston thanked the Chair for the opportunity and provided the Committee with a verbal presentation, and highlighted the following:

 

·       The Hill Group were an award-winning housebuilder.

·       This site was allocated in the Local Plan and planning permission for 47 new homes was granted back in March 2024.

·       This application proposed improved layout of homes and also improvements to the landscaping.

·       The substation to the northeast of the site would help to achieve sustainability targets of the Council.

·       All homes would have air sourced heat pumps and EV charging points installed.

·       A Section 106 agreement was in place for £1.4 million and this application secured more bedroom spaces in the affordable homes.

·       There had been no objections received from the Highway Authority about pedestrian access to Crow Furlong.

 

The following Members asked points of clarification:

 

·       Councillor Martin Prescott

·       Councillor Louise Peace

·       Councillor Val Bryant

 

In response to points of clarification, Ms Houston advised that:

 

·       Solar panels were not being installed in this development, as the aim was to be sympathetic to the surrounding rural countryside.

·       In this application one of the two bedroomed properties had been replaced by a four bedroomed property.

·       This site would be adjacent to an existing development of Hills.

 

In response to a point of clarification, the Principal Planning Officer advised that:

 

·       The extra bedrooms provided in the affordable housing should be seen as a benefit.

·       A slight change in the housing mix was acceptable.

·       Each planning application was assessed on its own merits and it was not a necessity in planning terms to install solar panels on energy efficient homes.

 

In response to a point of clarification, the Locum Planning Lawyer advised that an additional point should be added to the recommendations to ensure that if required the Section 106 agreement were still complied with.

 

Councillor Nigel Mason proposed to grant permission as amended and this was seconded by Councillor Ruth Brown.

 

The following Members took part in the debate:

 

·       Councillor Ruth Brown

·       Councillor Martin Prescott

·       Councillor Louise Peace

 

Points raised during the debate included:

 

·       This application was an improvement to the original application with benefits to landscaping and sustainability.

·       If a new Section 106 agreement was required, it was incumbent on the Council to ensure there were no delays to the commencement of this development.

·       Access to Crow Furlong had already been granted in the previous application.

 

In response to a point raised in the debate, the Locum Planning Lawyer advised that if a new Section 106 was required, legal services would expedite it.

 

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

 

RESOLVED: That application 25/01745/S73 be GRANTED planning permission subject to the following:

 

a)    Providing delegated powers to the Development and Conservation Manager to update conditions and informatives as set out in the report above.

 

b)    Conditions as set out in the report with the following amendments to Conditions 7 and 21:

‘Condition 7

BNG Management Plan

The development shall be carried out in accordance with the approved Biodiversity Net Gain – Landscape and Ecological Management and Maintenance Plan Rev C (October 2025) prepared by James Blake Associates unless otherwise agreed in writing with the Local Planning Authority.

Reason: To enhance biodiversity in accordance with the NPPF and the North Hertfordshire Local Plan Policy NE4.

Condition 21

Open Space Management and Maintenance

The development shall be carried out in accordance with the Open Space Management and Maintenance Scheme contained in the Biodiversity Net Gain – Landscape and Ecological Management and Maintenance Plan Rev C (October 2025) prepared by James Blake Associates. The open spaces provided shall be retained for their intended purpose and in accordance with the approved management plan unless otherwise agreed in writing by the local planning authority.

Reason: To ensure adequate open space and amenity provision as per NHLP Policy NE6.’

c)     Completion of a new Section 106 agreement if required in consultation with the Chair.