Agenda item

Recommended for Refusal

The Head of Planning and Building Control recommended that in respect of application 3/17/0975/OUT, had East Herts Council been in a position to determine the application, planning permission would have been refused for the reasons detailed in the report now submitted.

The Head advised that the Applicant’s Agent had contacted Members by email to explain why an appeal had been submitted for non-determination of this application.  Members were advised that an additional reason for refusal relating to the location of the proposed development in the rural area beyond the Green Belt was now proposed.  The policies restricting development in this area now carried more weight as the Authority could demonstrate more than 5 years supply of housing.

Mrs Lloyd-Williams addressed the Committee on behalf of Little Hadham Parish Council.  Councillor G Williamson addressed the Committee as the local ward Member.

The Head confirmed to Councillor J Jones why the application had not been reported to Members for a determination in the usual way.  Officers often had to prioritise schemes submitted to the Authority.

Members were advised that, given the changed position in relation to housing land supply, it was recommended that a further reason be added to those detailed in the report for refusal had the Council been in a position to make a determination in relation to the application.

Members were advised that the balance of considerations had changed in relation to housing land supply and Officers had now recommended that a further reason for refusal be added to those detailed in the report.  Members were being asked to confirm the Council’s position in terms of making a determination in relation to this application based on the conflict with policies in the existing Local Plan and emerging District Plan relating to development permissible in the Rural Area beyond the Green Belt.

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 3/17/0975/OUT, had East Herts Council been in a position to determine the application, planning permission would have been refused for the following reasons:

1.           The proposed development is located in the Rural Area beyond the Green Belt in both the East Herts Local Plan Second Review April 2007 and in the draft East Herts District Plan 2016. In that location the development of land for housing is inappropriate and harmful to the development strategy approach in both plans to direct development to the most suitable locations and to ensure the protection of the smaller rural settlements and the wider countryside. The proposals therefore are contrary to policies GBC2 and GBC3 of the East Herts Local Plan Second Review April 2007 and to policy GBR2 of the pre submission consultation East Herts District Plan 2016.

2.           The proposed development, by reason of its scale and density, would result in significant harm to the character of the site and the surrounding landscape, and would harm the setting and approach to the village and the use of the public footpath. The proposal would therefore be contrary to policies GBC3, GBC14, ENV1, of the East Herts Local Plan Second Review April 2007, policies GBR2, DES1, DES2 and DES3 of the draft District Plan and Section 7 of the National Planning Policy Framework.

3.           The proposed development, by reason of its location, scale and density would result in future occupiers being reliant on private motor cars to access employment, services and facilities in larger settlements and as such would represent an unsustainable form of development. This is contrary to policies GBC2, ENV1, SD1 and TR1 of the East Herts Local Plan Second Review April 2007, policies GBR2, INT1 and TRA1 of the draft District Plan and Section 4 of the National Planning Policy Framework.

Summary of Reasons for Decision

In accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015, East Herts Council has considered, in a positive and proactive manner, whether the planning objections to this proposal could be satisfactorily resolved within the statutory period for determining the application. The proposal is not considered to achieve an acceptable and sustainable development in accordance with the Development Plan and the National Planning Policy Framework.

At this point (9.53 pm), the Committee passed a resolution that the meeting should continue until the completion of the remaining business on the agenda.