Agenda item

Recommended for Approval.

Mr Spiers addressed the Committee in objection to the application.  Mr Moult spoke for the application.

The Director of Neighbourhood Services recommended that, subject to the applicant or successor in title entering into a legal agreement pursuant to Section 106 of the Town and Country Planning Act 1990, in respect of application 3/13/1399/OP, planning permission be granted subject to the conditions detailed in the report now submitted.

Councillor J Jones, as a local ward Member, expressed concerns that this application was before the Committee before the Inspector’s decision was known, in respect of land north and south of Hare Street Road, Buntingford.  He stated that this site had not been included in the draft District Plan and that the preferred sites for housing were to the north and south of Buntingford.  He commented that the application was predominantly located in flood zone 2 and the Environment Agency had requested details regarding surface water drainage and groundwater, as well as details of a buffer zone to the river.

Councillor J Jones cast doubt on the Highways Agency statement that the traffic impact was acceptable due to the low traffic flows on Aspenden Road, which served approximately 320 dwellings and an industrial estate.  He also stated that the proposed play area would be located away from natural surveillance which could result in anti-social behaviour.  He requested that Members either reject the application or defer a decision until the results of the aforementioned public inquiries and outstanding technical studies were known.

Councillor J Ranger, also as a local ward Member, stated that the application should be deferred until the results of the public inquiries were known in respect of land to the north and south of Hare Street Road, Buntingford.  He stated that further work was needed in respect of section 106 obligations as well as on the highways issues as traffic generation was a significant concern.  He hoped that such work would mean the application could be approved at a future meeting of the Committee.

Councillor P Moore stated that the road had been flooded when she had visited the site, which was located in flood zone 2.  She expressed concerns in respect of detectable sewage odours within the site and referred to the need for a 100 metre minimum buffer zone to the water treatment works.  She also expressed concerns regarding the location of the children’s play area.  The Chairman advised that the applicant had agreed to relocate the children’s play area.

The Director confirmed that the Authority could request further information regarding technical studies and this could all be covered by planning conditions.  He gave Members advice regarding planning policy and the NPPF requirement that East Herts Council demonstrate a 5 year supply of housing land.  Members were advised that neither the Environment Agency nor Hertfordshire Highways had objected to the application. 

The Chairman stated that she was pleased that the entrance to the site would be widened.  She expressed concerns, however, that Aspenden Road was very narrow with a very high traffic flow, especially at weekends.  She stated that this was the wrong site for the proposed development and the highways impact on Aspenden Road would be unacceptably harmful.

Councillor S Bull proposed and Councillor M Alexander seconded, a motion that application 3/13/1399/OP be deferred to enable Officers to enter into further discussions with the applicant in respect of the following matters:

·              the potential for further improvements to the road serving the site;

·              further assessment of flood risk, land contamination and drainage matters;

·              further assessment of impact on wildlife.

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 3/13/1399/OP, planning permission be deferredto enable Officers to enter into further discussions with the Applicant in respect of the following matters:

·               the potential for further improvements to the road serving the site;

·               further assessment of flood risk, land contamination and drainage matters;

·               further assessment of impact on wildlife.