Agenda item

25/01420/FP HIGHOVER FARM, HIGHOVER WAY, HITCHIN, HERTFORDSHIRE, SG4 0RQ

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Change of use and external alterations to former agricultural buildings comprising grade II listed threshing barn and non-listed courtyard buildings. Partial demolition of courtyard building between proposed Units 1 and 2 to facilitate access. Single-storey rear extension to facilitate Unit 10. Subdivision and two-storey rear extension to farmhouse to form Units 11 and 12. Erection of new building for two dwellings (Units 13 and 14). Partial demolition and modify building for cycle storage to Units 2 to 8 inclusive. Erection of building to accommodate 2 car port spaces for Unit 5 and refuse storage for Units 2-8 inclusive. Detached bin enclosure / cycle store buildings for Units 9 - 14 inclusive. Hard and soft landscaping in association with the provision of private and communal space. Boundary treatment, installation of 14no. EV charging points, installation of solar PV array on south facing roof slopes of Unit 14 and both the cycle and refuse storage buildings serving Units 2 -8 including provision of BNG area.

Decision:

RESOLVED: That application 25/01420/FP be GRANTED planning permission, subject to:

a) The completion of a satisfactory legal agreement.

b) The applicant agreeing to extend the statutory period in order to complete the agreement as required.

c) Providing delegated powers to the Development and Conservation Manager to update conditions and informatives with minor amendments as required.

d) The conditions as set out in the report.

Minutes:

Audio recording – 1 hour 29 minutes 57 seconds

N.B. Councillor Nigel Mason declared an interest in this item, left the chamber and Councillor Emma Fernandes took over as Chair.

The Senior Planning Officer presented the report in respect of Application 26/01420/FP and 25/01383/LBC accompanied by a visual presentation consisting of plans and photographs.

The following Members asked questions:

· Councillor Ruth Brown

· Councillor Claire Strong

· Councillor Louise Peace

· Councillor Bryony May

· Councillor Mick Debenham

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

· The access to this site was connected to the larger HT1 site, the highway comes straight up to the access road to the site, but was currently untarmacked. This road would curve in to the farmyard at a more logical angle.

· The new active travel corridor would carry on straight HT1.

· There was enough space for 42 waste bins or there was an option for the larger euro bins. If occupants subscribe to the garden waste bin then that would be kept in their gardens.

· Units 3-8 would all have access to the shared bin store, and other properties would have access to smaller bin stores on their property.

· There was sufficient space provided for the refuse vehicles to turn.

· This site was completely separated from the HT1 site and should be considered completely separately.

· The site does not provide any affordable housing but a £493,000 commuted sum toward affordable housing would be provided.

· Each dwelling had its own garden; there was no other green spaces on the site other than the Biodiversity Net Gain area. The Threshing Barn Green would be next to the site.

· All the inside barn beaming will stay and be preserved while the outside of the barn will be re-cladded.

The Chair invited the Member Advocate Objector, Councillor Daniel Wright-Mason to speak against the application. Councillor Wright-Mason thanked the Chair for the opportunity and provided the Committee with a verbal presentation, and highlighted the following:

· He was here to not to object but to raise a number of points on behalf of residents living near the planned development.

· Flooding and drainage were issues in relation to existing conditions on the access road, as well as how water behaved on the site.

· There was significant flooding in Hitchin including Woolgrove Road over a year ago, which had led to residents being more aware of the risk of flooding. This has led to questions about this site and the larger Hive farm site and how surface water would be managed.

· He asked Members to consider the lead flood authorities final position, how the proposed drainage approach responds to local ground conditions and how this scheme fitted in the wider drainage strategy.

There were no points of clarification from Members.

The Chair thanked Councillor Wright-Mason for his presentation and invited the Applicants agent, Mr Ian Coward to speak in support of the application. Mr Coward thanked the Chair for the opportunity to speak and provided the Committee with a verbal presentation, and highlighted the following:

· After over a year of preapplication discussions the applicant was pleased to be before Committee with the recommendation to grant permission.

· The site had been vacant for some time, and the grade two listed threshing barn was in very poor state of repair and intervention was required.

· National policy recognises that small and medium schemes come forward efficiently and as soon as the applicant was able, they would start with the barn conversion.

· It was rewarding to bring heritage assets back to life and ensure their continued stewardship.

· There would be a balance of hard standing and green space, whilst accommodating all that was needed for 14 units including car parking and refuge prevision.

· A scheme of this nature was different from volume house building schemes and provided a different type of home, specifically for those attracted to heritage properties.

· A mix of housing styles and types would be provided.

· It links in successfully to the larger HT1 site with a footpath linking the two.

· The lead flood authority was happy with the scheme.

· An obligation package was provided in accordance with viability for the site.

There were no points of clarification from Members.

Councillor Emma Fernandes proposed to grant planning permission, and this was seconded by Councillor Dave Winstanley.

The following Members took part in the debate:

· Councillor Claire Billing

· Councillor Claire Strong

· Councillor Ruth Brown

· Councillor Dave Winstanley

· Councillor Bryony May

Points raised during the debate included:

· It was great to see a listed building brought back to life and preserved for future generations.

· It looked like a nice scheme, reasonable size and an improvement on the current site.

· The barn was being maintained very tastefully.

· There was a good housing mix provided, including bungalows.

· It was good that there was an active travel route into the larger development.

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