Agenda item

Recommended for Approval.

Mr Reid addressed the Committee in objection to the application.  Miss Cass spoke for the application.

The Director of Neighbourhood Services recommended that in respect of application 3/15/0206/OP, subject to the applicant or successor in title entering into a legal obligation pursuant to Section 106 of the Town and Country Planning Act 1990, planning permission be granted subject to the conditions detailed in the report now submitted.

Councillor R Brunton, as the local ward Member, addressed the Committee regarding the unsustainability of the site.  He referred to there being better sites for housing and he therefore urged Members to refuse the application.

Councillor P Ruffles referred to the issue of flooding and modelling of the flood risk.  He referred in particular to the apparent lack of porosity of the clay soil.  He commented on whether the Authority had an ongoing responsibility to maintain the suggested drainage systems if individual householders failed to take responsibility for maintenance.

The Director commented on the issue of housing land supply and the significant weight that had to be given to this given that the Authority was not able to demonstrate delivery of a 5 year supply of housing land.  He stated that Hertfordshire Highways was satisfied with the suggested access arrangements, subject to conditions covering improvements to the highway on Drury Lane.

The Director referred to sustainability in that Hunsdon was a category 1 village in the East Herts Local Plan Second Review April 2007 and the village was recognised as being an acceptable location for residential development based on the urban rural mix of settlements across the District.  In respect of drainage, the Applicant was not obliged to resolve existing flood issues although they had put forward a range of sustainable drainage features for each individual plot to ensure dispersal of water into the wider draining system.

Members were advised that the approach being taken was adequate and was in line with good practice in that soft drainage solutions were the preferred approach and the responsibility for maintenance would rest with the landowners and with those who relied on the drainage system.

The Director emphasised that the Authority and Hertfordshire County Council had the opportunity to exercise control over drainage via the safeguards detailed in the Section 106 Legal Agreement.  Members were referred to the commentary in the Additional Representations Summary regarding this issue.

Councillor T Page supported the views of the local ward Member regarding the lack of sustainability of the proposed development, in terms of primary education, healthcare and employment provision.

Councillor Page believed that the affordable housing provision was confusing and he considered that there was doubt in terms of the validity of the proposed affordable housing as the site was located outside the village boundary.  He concluded that there was insufficient public transport and this would increase car usage in particular on the nearby A414.

Councillor M Freeman also commented that this was the wrong site for this application and he was concerned regarding the loss of a good modern dwelling to allow access via Wicklands Road.  The Director confirmed to Councillor J Kaye that Wicklands Road would still be a cul-de-sac for motor vehicles and although full details were unknown as this was an outline application, the aspiration was that there would be pedestrian and cycle access between the two halves of the site.

Councillor J Jones proposed and Councillor K Warnell seconded, a motion that application 3/15/0206/OP be refused on the grounds that the Members were not satisfied that the surface water drainage strategy would operate sustainably or with regard to its future maintenance and the proposal was therefore contrary to policy ENV21 of the East Herts Local Plan Second Review April 2007 and the National Planning Policy Framework.  The development would also result in a harmful change as a result of the traffic introduced to Wicklands Road, given its current characteristics.  The proposal was therefore also contrary to policy TR2 of the East Herts Local Plan Second Review April 2007 and the National Planning Policy Framework.

After being put to the meeting and a vote taken, this motion was declared CARRIED.  The Committee rejected the recommendation of the Director of Neighbourhood Services as now submitted.

RESOLVED – that in respect of application 3/15/0206/OP, planning permission be refused for the following reasons:

1.        The Council is not satisfied that, from the information submitted, the surface water drainage strategy will operate sustainably and satisfactorily; appropriate steps can be put in place to ensure its future maintenance.  There is uncertainty therefore with regard to its ability to ensure that any flood risk continues to be appropriately addressed.  The proposal is therefore contrary to policy ENV21 of the East Herts Local Plan Second Review April 2007 and the National Planning Policy Framework.

2.        Given the current circumstances of Wicklands Road with regard to its width, turning capability and on road parking, the development, by reason of the access proposed to Wicklands Road for its southern part, will result in a significant and harmful impact on that road by virtue of the introduction of additional traffic and turning movements into and out of the site. The proposal is thereby contrary to policy TR2 of the East Herts Local Plan Second Review April 2007 and the National Planning Policy Framework.