Agenda and minutes

Apologies for absence were submitted on behalf of Councillors P Ballam, R Brunton, R Standley and K Warnell.  It was noted that Councillors P Boylan, S Bull, S Cousins and D Oldridge were substituting for Councillors P Ballam, R Brunton, K Warnell and R Standley respectively.

The Chairman advised that the Minutes of the meeting held on 24 May 2017 would be submitted for approval as a correct record at the Committee meeting on 19 July 2017.

Councillor J Jones declared a disclosable pecuniary interest in application 3/17/0876/LBC, on the grounds that he was the applicant.  He left the room whilst this application was determined.

Councillor P Boylan declared an interest in application 3/17/0239/FUL, on the grounds that he had previous involvement with the application in his capacity as Chairman of Braughing Parish Council.  He addressed the Committee as the adjacent ward Member then sat separately to the Committee and took no part in the debate or vote.

To confirm the Minutes of the meeting of the Committee held on Wednesday 17 May 2017.

RESOLVED – that the Minutes of the meeting held on 17 May 2017 be confirmed as a correct record and signed by the Chairman.

Recommended for Approval.

Mr Webb addressed the Committee in objection to the application.  Mr Stretton spoke for the application.  Councillor Mrs Veater addressed the Committee on behalf of Braughing Parish Council.  Councillor P Boylan addressed the Committee as the adjacent ward Member.  Following this, he sat separately to the Committee and took no part in the debate or vote.

The Head of Planning and Building Control recommended that in respect of application 3/17/0239/FUL, planning permission be granted subject to the conditions detailed in the report now submitted.

The Head summarised the application and referred Members to the additional representations summary.  He referred in particular to the additional commentary regarding the Highway Authority in that they had maintained their position that the application was acceptable in terms of highways safety.  The Head summarised a number of submissions that had been received following the publication of the Committee report.

Members were advised of the usual set of circumstances regarding the out of date nature of the East Herts Local Plan Second Review April 2007 in relation to the National Planning Policy Framework (NPPF).  The District Plan had not yet been examined in public and as such could not be given full weight in decision making by the Development Management Committee.  The Authority remained in a position of being unable to demonstrate a 5 year supply of land for housing.

Members were reminded of the high test that had been set in that unless it could be demonstrated that there would be significant and demonstrable harm, applications for sustainable new residential development should be supported.

The Head referred to the unfavourable characteristics of Hull Lane which had been acknowledged by the Highway Authority.  Members were advised however, that the Highway Authority did not consider the impact of the application to be severe in highway terms.  Members were cautioned against making comparisons with other sites as their characteristics might be different and should not be taken into account in relation to this application.

The Head referred to the impact on the character and appearance of the area and reminded Members to weigh up all of the issues and opinions of advisers in their debate.  They should pay particular attention to the presumption in favour of sustainable development.  Officers had recommended approval as the benefits outweighed the harmful impacts.

Members debated the matter of Hull Lane being narrow and difficult for vehicles to ingress and egress safely as well as the issue of sub-standard site lines at the junction of Hull Lane and the B1368.  Members felt that opportunities for accidents would increase at this already dangerous junction.

Councillor M Allen sought and was given clarification regarding the views of the Landscape Officer and the Conservation Officer.  Councillor J Goodeve commented on why the access had not been from the B1368 for this site.  Councillor S Bull referred to all of the objections in the report and stated that the height of the proposed development would be overbearing over all existing properties in the  ...  view the full minutes text for item 61.

Recommended for Approval.

Mr Cheadle addressed the Committee in objection to the application.  Mrs Thompson spoke for the application.  Councillor S Bosson addressed the Committee on behalf of Thundridge Parish Council.  Councillor D Andrews addressed the Committee as the local ward Member.

The Head of Planning and Building Control recommended that in respect of application 3/17/0251/FUL, subject to a Section 106 agreement, planning permission be granted subject to the conditions detailed in the report now submitted.

The Head summarised the application and detailed the relevant site history.  He referred to the lack of a 5 year supply of housing land and the National Planning Policy Framework (NPPF) requirement that this be demonstrated by the Authority.  Applications should be approved if they represented sustainable development and would not result in significant and demonstrable harm.

The Head referred to relevant and prevailing policies and commented on the character of this land as open space.  The site did not have a formal designation in the East Herts Local Plan Second Review April 2007or in the emerging District Plan.

The Highway Authority had not sought to restrict the grant of planning permission and Officers had recommended approval based on the views of expert advisors.  The Conservation Officer had acknowledged the impact on the setting of the adjacent listed building but felt that the weight that could be applied meant that the impact would not be unduly harmful.  Members were referred to the comments of the conservation design team detailed in the late representations summary.

Councillor D Andrews referred to the locally significant open space and the listed buildings.  He commented on his concerns regarding the access onto the High Road via North Drive.  He referred in particular to damage to the site lines following improvements to the filling station shop as well as the installation of broadband junction boxes.  He concluded that other opportunities existed for this development and this was not the right site for the proposed development in High Cross.

Councillors D Oldridge and M Casey referred to the current and future categorisation of the village.  They referred to the poor standards of the road and local objections to the increase in size of the village.  They also commented on the disproportionate impact of the proposed development on a small rural village.

There was a lengthy general debate regarding the categorisation of the village and the value of the open space.  Members debated the matter of the standard of local roads and in particular the state of North Drive.  The Head referred to High Cross being a category 1 village in the Local Plan and a group 2 village in the emerging District Plan.  Members were advised that limited infill development could be permitted in High Cross based on the policies of the emerging District Plan.

The Head added a note of caution in that the emerging District Plan could not be given significant weight.  He stated that work was ongoing to advance the District Plan and he referred to the  ...  view the full minutes text for item 62.

Recommended for Approval.

Mr Seaman and Mrs Rickards addressed the Committee in support of the application.

The Head of Planning and Building Control recommended that in respect of application 3/16/1253/FUL, subject to a legal agreement, planning permission be granted subject to the conditions detailed in the report now submitted.

Councillors S Bull and J Jones welcomed the application and expressed their support as there was unmet demand for retirement living in Buntingford.  The Head confirmed to Councillor J Jones that the Section 106 legal agreement did not include the £2,915 towards library services as this was a function of Hertfordshire County Council and not East Herts Council.

Councillor P Boylan commented that this application would be beneficial for those who wished to downsize into smaller units.  He referred to the ageing population that was generally living longer.  After being put to the meeting and a vote taken, the Committee accepted the recommendation of the Head of Planning and Building Control as now submitted.

RESOLVED – that in respect of application 3/16/1253/FUL, subject to a legal agreement, planning permission be granted subject to the conditions detailed in the report submitted.

Recommended for Approval.

The Head of Planning and Building Control recommended that in respect of application 3/17/0643/HH, planning permission be granted subject to the conditions detailed in the report now submitted.

Councillor S Bull suggested that a condition be applied for tree planting or a similar form of screening for the proposed replacement wooden fence.  Councillor D Andrews commented on whether the proposed development was permitted development.

The Head confirmed that fencing next to roads was covered by permitted development up to 1 metre in height and this proposed fence was 1.6 metres meaning that planning permission was required.  Members were advised that the condition suggested by Councillor S Bull would depend on whether the land in question was within the control of the applicant or Hertfordshire Highways.

After being put to the meeting and a vote taken, the Committee accepted the recommendation of the Head of Planning and Building Control as now submitted.

RESOLVED – that in respect of application 3/17/0643/HH, planning permission be granted subject to the conditions detailed in the report.

At this point (9.55 pm), the Committee passed a resolution that the meeting should continue until the completion of the remaining business on the agenda.

Recommended for Approval.

The Head of Planning and Building Control recommended that in respect of application 3/17/0876/LBC, listed building consent be granted subject to the conditions detailed in the report now submitted.

After being put to the meeting and a vote taken, the Committee accepted the recommendation of the Head of Planning and Building Control as now submitted.

RESOLVED – that in respect of application 3/17/0876/LBC, listed building consent be granted subject to the conditions detailed in the report.

At the invitation of the Chairman, the Head of Planning and Building Control highlighted a number of recent appeal decisions and referred in detail to a number of points of interest.

RESOLVED – that the following reports be noted:

(A)   Appeals against refusal of planning permission / non-determination;

(B)     Planning Appeals lodged;

(C)    Planning Appeals: Inquiry and Informal Hearing dates; and

(D)    Planning Statistics.