Agenda item

Recommended for Approval.

Mr Tansley addressed the Committee in objection to the application.

The Director of Neighbourhood Services recommended that, in respect of application 3/14/0926/FP, planning permission be granted subject to the conditions detailed in the report now submitted.

The Director referred Members to the extra information contained in the additional representations summary.  Officers had recommended a number of additional conditions following contaminated land surveys and piling works.  Members were also reminded that the existing summer house and the other outbuildings on the site would be demolished as part of this application.

In response to a comment from Councillor P Moore regarding special circumstances for building in the Green Belt, the Director advised that, as Great Amwell was a category 2 village, no special circumstances were required as planning policies permitted limited infilling in such situations.

In response to a query from Councillor G Williamson regarding another application that Members had rejected in line with a recommendation from Officers, the Director stated that the refused application would have impacted on the openness of an area whereas this application was on a site that was tucked away so the impact on the openness of the Green Belt would be fairly limited.

Councillor P Ruffles stated that this application would not look right in this location.  He referred to the definition of infilling in a category 2 village and stated that he would not be supporting this application.  Councillor E Bedford expressed concern that this application would have too much of an adverse impact on the amenity of local residents.

In response to queries from Councillors N Symonds and K Warnell in respect of the definition of infill development, the Director read out a definition of infill development contained in the East Herts Local Plan Second Review April 2007 and Officers felt that this application would not adversely impact on the character and appearance of the area.  The NPPF stated that development in rear gardens was inappropriate where an application adversely impacted on the character and appearance of the surrounding area.

In response to a query from Councillor M Alexander regarding the planning history of the current annexe, the Director confirmed that Officers were unaware of the planning history of the current annexe.  Members were advised that there would be no tie between the new single storey dwelling and the existing development on the site.

Councillor N Symonds stated she was concerned that approving this application would set a dangerous precedent for this area.  The Director reminded Members that there was no policy objection regarding back land development and the Council’s policies were more in relation to the impact of a development.  Members should confine their considerations to this application and should not make comparisons with other applications in the District.

Councillor K Warnell proposed and Councillor E Bedford seconded, a motion that application 3/14/0926/FP be refused on the grounds that the proposed development would be out of keeping with the grain of development and would result in a harmful impact on the character and appearance of the locality and would therefore be contrary to policies ENV1, HSG7 and OSV2 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 3/14/0926/FP, planning permission be refused for the following reasons:

1.           The proposed development, by virtue of its location and relationship to existing dwellings in the area, would be out of keeping with the grain of development and would result in a harmful impact on the character and appearance of the locality.  It would thereby be contrary to policies ENV1, HSG7 and OSV2 of the East Herts Local Plan Second Review April 2007 and the National Planning Policy Framework.

Summary of Reasons for Decision

In accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2012 (as amended).  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. However, for the reasons set out in this decision notice, the proposal is not considered to achieve an acceptable and sustainable development in accordance with the Development Plan and the National Planning Policy Framework.