Four self-build dwellings at 79 To 83 Hay Green Road South, Terrington St Clement

What was proposed

Outline permission was sought for up to four self-build or custom-build homes, with access considered and all other matters reserved.

“The case officer introduced the report and explained that the proposal was for outline planning permission (all matters reserved other than access) for the erection of up to 4 no. self-build/custom build dwellings, on land on the NW edge of the hamlet of Hay Green in the parish of Terrington St Clement, and approx. 450m south of the A17. The site lies outside the development area defined in the Local Plan and is therefore classed as ‘countryside’.”

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The site and its constraints

The grassland site was outside the development area, beside a drainage ditch and scattered trees, and within flood risk and ecological impact zones.

“The site consisted of a 0.45ha parcel of grassland which was bounded by a land drainage ditch plus some scattered trees to the western, southern and eastern boundaries. The northern boundary fronted onto Hay Green Road South. There was agricultural land to the south and west, a detached house and associated commercial yard and buildings (DG Scales Plant Hire Ltd) to the east and ribbon residential development opposite/north.”

“In terms of constraints, the site lies in Flood Zones 2 & 3A plus Tidal Hazard Mapping Zone of EA’s mapping; was classed as Grade 1 agricultural land; and within an impact zone of a SSSI.”

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Ecological concerns

The Senior Ecologist objected because the development would destroy regionally important meadow habitat and lacked enough information about great crested newts.

“The development will lead to the likely complete destruction of important habitat in the form of an MG5 Lowland Meadow qualifying as a Section 41 Habitat of Principle Importance (HPI). Any retained examples of this habitat currently planned or integrated into future iterations of site design are likely to be managed sub-optimally/subject to urban effects and will likely experience degradation over the lifetime of the development.”

“Great Crested Newts The PEA concluded that further surveys were required for great crested newts (GCN). No further information regarding GCN has been submitted. The ditch closest to the site was reported to be dry in April, May and July which covers most of the GCN breeding season. However, there are several other ditches and ponds within 250m which could support the species. The site could therefore still support the species in their terrestrial phase.”

Officer report

Who spoke

A supporter and Councillor Kunes addressed the committee in support of the application.

What members debated

Members discussed the Tier 6 countryside location, access to services, sustainability, land supply and unmet self-build demand.

“The Committee discussed the principle of development in tier 6 settlements, referencing LP02 and LP01 policies, five-year land supply, and the lack of neighbourhood plan; sustainability and access to services.”

“Some Members emphasised the unmet self-build demand on the council's register, statutory requirements, and the likelihood of small developments being built.”

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The vote

The committee voted to refuse the application by six votes to five, with one abstention.

“The Democratic Services Officer then carried out a roll call on the recommendation to refuse the application and, after having been put to the vote, was carried (6 votes for, 5 votes against and 1 abstention).”

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The decision

The application was refused as recommended, with reasons for refusal 3 and 4 removed.

“RESOLVED: That the application be refused as recommended subject to reasons for refusal 3 and 4 being removed.”

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