55 homes at Ickleford Mill, Ickleford, Hitchin

The site and its setting

The vacant former mill site covers 3.59 hectares, includes the River Oughton, and lies partly within the village settlement boundary and partly within Green Belt.

“The application site is a vacant mill located within the village of Ickleford off Arlesey Road to the southern edge of the village. Measuring 3.59 hectare in area, the site comprises a number of detached and linked buildings including mills dating from the 1960s and 1980s, silos, warehouse, food processing facilities, laboratories, offices and yard and car parking areas. The River Oughton runs through the site from east to west.”

“The village of Ickleford is located north of Hitchin. It has a predominantly residential character with the main built-up area to the north and north-east of the application site.”

Officer report

Earlier permissions

Outline permission allowed up to 71 homes, while later applications amended conditions and sought changes to associated obligations and technical details.

“26/01348/DOC - Details Reserved by Condition 7 (Arboricultural Impact Assessment) of outline planning permission 17/01955/1 granted on 02.12.2025 - pending…”

“26/00587/S73 - Variation of conditions 4, 10,11,14, 16, 17, 18, 19, 31 32, 35 and 37 of outline planning permission 17/01955/1 granted 11.03.2024 for up to 71 dwellings and associated access, car parking, garages, landscaping and open space including demolition and removal of all existing structures, buildings and hardstanding (all matters reserved except means of access) – pending…”

Officer report

What consultees said

Several council officers reported no objection, while the parish council, Hitchin Forum and conservation group raised concerns about open space, access, traffic, heritage and the chalk stream.

“Ickleford Parish Council – original objections from outline remain valid – protection of open space (Green Belt) from future development, inappropriate road improvements for pedestrians, inappropriate bus stop and zebra crossing locations, design of crossing point adjacent emergency access, measures to protect chalk stream (river Oughton) from pollution, protection of existing brick built wall adjacent to old mill building.”

“River Hiz Conservation Group – no view on the housing project as a whole but has serious reservations about the environmental safeguards proposed for the chalk stream (River Oughton).”

Officer report

What neighbours said

Six neighbour letters included support and objections concerning crossings, dust, privacy, construction traffic, walking routes, drainage, energy measures, play space and housing design.

“Neighbours – 6 letters received – 3 general support in principle although raises concerns and 3 object. Issues and objections raised - • Siting of zebra crossing • Informal crossing point • Adverse impact from demolition dust and wheel washing on the chalk stream that runs through the site • Loss of privacy to 9 Arlesey Road • Careful consideration must also be given to a construction traffic management plan.”

Officer report

Who spoke

The applicant and two representatives spoke in support, describing a design-led scheme with two character areas, open space and sustainability measures.

What members discussed

Members discussed construction traffic and restrictions, while expressing support for the scheme’s design, brownfield redevelopment, sustainability, affordable housing and new homes.

“The following Members took part of the debate:”

“Construction traffic and interest in understanding the route of demolition and construction vehicles once works commence. • It was acknowledged that construction management arrangements had already been approved under the outline permission and were not part of the Reserved Matters application. • Residents would likely be interested in the construction traffic routes due to existing road restrictions in the area.”

Minutes

The committee’s decision

Following a vote, the committee approved the reserved matters subject to the associated application, consultation safeguards, report conditions and three additional conditions.

“RESOLVED: That the reserve matters on application 26/00631/RM be APPROVED subject to:”

“A) The approval of the associated S73 application. B) The applicant agreeing to extend the statutory period in order to allow time for the Deed of Variation to be completed for the associated S73 application which this RM approval will be pursuant to and to enable the decision notice to be issued. C) Providing delegated powers to the Development and Conservation Manager to update conditions and informatives with minor amendments as required.”

Minutes