28 homes at Merry Hill Road, Bushey

The site and surroundings

The 2.01-hectare grassland site lies on Bushey Heath’s southern edge in the Metropolitan Green Belt, beside homes, a bridleway, nature park and golf club.

“The application site extends to 2.01 hectares of grassland on the southern edge of the Bushey Heath urban area and lies wholly within the Metropolitan Green Belt. The site is adjacent to existing residential development and is bounded by Whomsoever Lane (a public bridleway), Hill Mead Nature Park, Hartsbourne Golf Club and mature vegetation. A Grade II listed building (Myholme) is located opposite the proposed site access.”

“Having regard to the National Planning Policy Framework (2025), the adopted Development Plan and other material considerations, Officers conclude that the site does not make a strong contribution to Green Belt purposes (a), (b) or (d) and is therefore appropriately classified as grey belt land.”

Officer report

What officers recommended

Officers recommended delegated approval subject to planning conditions and a section 106 agreement, finding the site grey belt and the benefits greater than the harms.

“When assessed in the planning balance, Officers conclude that the benefits of the proposal clearly and demonstrably outweigh the identified harms, in accordance with paragraph 11(d)(ii) of the NPPF. Even if the development were deemed inappropriate in the Green Belt, Officers consider that very special circumstances would exist to justify a grant of planning permission.”

Officer report

What consultees said

Most consultees raised no objection, subject to conditions or contributions, while CPRE objected on Green Belt grounds and landscape advisers retained concerns.

“CPRE Hertfordshire Objection raised on Green Belt grounds, with no very special circumstances identified; the site is not considered ‘grey belt’ and the proposal is said to result in urban sprawl, cumulative Green Belt harm, and loss of valued open countryside.”

“Environmental Health & Licensing No objection subject to noise condition and associated informatives. Highways No objection subject to conditions for construction management plan, access and offsite highway improvements. Associated informatives have also been suggested.”

Officer report

What residents said

Supporters cited affordable housing, homes and open space, while objectors raised concerns about Green Belt, traffic, access, amenity, ecology, flooding and heritage.

“The site is described as open, undeveloped farmland within the Green Belt and currently used for grazing. • The proposal is considered to represent inappropriate development, with insufficient justification to demonstrate very special circumstances. • Concerns are raised regarding conflict with Green Belt purposes, including safeguarding the countryside from encroachment and preventing urban sprawl.”

“Significant concerns are raised regarding existing congestion on Merry Hill Road and Whomsoever Lane, particularly at school peak times. • The proposed access is considered to be poorly located, close to a bend with restricted visibility and limited road width. • Safety concerns are raised for pedestrians, cyclists and school children using nearby footpaths, bridleways and routes to schools.”

Officer report

Who spoke

A local resident spoke against the application, the agent spoke for it, and Councillor L Silver spoke against it as Community Advocate.

What members discussed

Members discussed the Green Belt assessment, wildlife, the nature park, access safety at the bend, visibility, traffic speeds and protected trees.

“In response to a member query regarding the impact on Hillmead Nature Park and ecology, Planning Officers highlighted that no objections had been raised by HCC Ecology and the objection from Herts & Middlesex Wildlife Trust had been withdrawn as previously stated. The area was not a designated local wildlife site.”

“Members questioned whether there was any benchmarking evidence regarding safety regarding the access at the blind bend. The HCC Highways Officer noted that the access in this scheme was on the outside of the blind bend and was designed to adoptable standards. Visibility from the access was at least 43 metres or more in each direction which was commensurate with the design guide manual for 30 mile per hour (mph) roads.”

Minutes

The committee decision

The committee delegated approval to the Head of Planning subject to conditions and completion of a suitably worded section 106 agreement.

“RESOLVED that the application be Delegated to the Head of Planning & Economic Development to grant planning permission subject to the following conditions and following the completion of a suitably worded section 106 Planning Agreement.”

Minutes