50 homes and open space at Land To North Of Stevenage Road, Hitchin

What was proposed

The application sought 50 homes, including affordable housing, with public open space, parking, landscaping and access.

“Erection of 50no. residential dwellings (including affordable) with public open space, associated parking, landscaping and access.”

Officer report

The site and surroundings

The site is an open Green Belt field near Hitchin, partly in flood zones 2 and 3, with Ash Brook, power lines and established boundaries.

“The site presents an open field within the metropolitan Green Belt, around 450m east of Hitchin, measured from the nearest western edge. The site also partially lies within flood zones 2 and 3. The flood zones are focussed along the eastern portion of the site adjacent to Ash Brook. Overhead power lines run through the site in a south-north direction from the southeast corner to the centre-north portion. Ash Brook bounds the site to the east with mature landscaping.”

“Kingshott School lies immediately to the west and north of the site. The school has benefitted from previous planning permissions for residential development to the north which was considered appropriate development in the Green Belt based on site-specific…”

Officer report

What officers recommended

Officers recommended refusal because the proposal would cause significant Green Belt harm and had unresolved flood risk, highway, ecology, noise and design problems.

“The Green Belt assessment of this report makes a provisional conclusion that the site is not Grey Belt by reason of the lands strong contribution to purpose (a) of the Green Belt. Following assessment, it is considered that the application of footnote 7 policies regarding flood risk provides a strong reason for refusal, precluding the development from the definition of Grey Belt.”

“In addition to definitional harm through inappropriateness, which is attributed substantial weight, the proposed development would result in significant harm to the Green Belt in respect to the impact on the sites contribution to; the openness of the Green Belt; checking the unrestricted sprawl of Hitchin; assisting in safeguarding the countryside from encroachment, and; assisting in urban regeneration, by encouraging the recycling of derelict and other urban land…”

Officer report

Who spoke

The applicant’s representative supported the scheme, requested deferral or approval, and said new documents addressed consultees’ concerns.

What members debated

Members considered the report, flooding, highways, Grey Belt status, housing need, local impacts and the separation of housing types.

“The following Members took part in the debate:”

“The report and presentation from the Principal Planning Officer, in addition to the objections from the Lead Local Flood Authority and Highways Authority detailed sufficient reasons to refuse planning permission. • North Hertfordshire needed homes, but not to the detriment of the local area. • There was no argument for the site to be classified as Grey Belt. • This application had multiple areas of concern relating to flooding, access and separation of housing types.”

Minutes

The vote

A motion to refuse was proposed, seconded and put to a vote.

“Councillor Nigel Mason proposed to refuse permission and this was seconded by Councillor Martin Prescott.”

“Having been proposed and seconded and, following a vote, it was:”

Minutes

What was decided

The committee refused planning permission for the reasons set out in the officer’s report.

“RESOLVED: That application 26/00006/FP be REFUSED planning permission for the reasons set out in the report of the Development and Conservation Manager.”

Minutes