One new dwelling at Rosemary Cottage, Felsted

What was proposed

The application sought one detached dwelling and a new access onto Causeway End Road, behind Rosemary Cottage in its existing rear garden.

“The applicant seeks planning permission to construct of 1no. new dwelling and new access onto Causeway End Road, to the rear of Rosemary Cottage within the existing rear garden.”

“The application site comprises part of the rear garden of Rosemary Cottage, located on the southern side of Causeway End Road, Felsted. The site largely comprises amenity grassland and is enclosed by tall ornamental hedgerow and other established vegetation. The main dwellinghouse of Rosemary Cottage lies to the north of the site, the residential garden of Kew Cottage abuts the site to the east and the site to the west is currently under construction for 4no.”

Officer report

Earlier application

A similar dwelling proposal was refused in January 2026 because its scale, form and bulk were considered too large and overdeveloped.

“Particularly relevant to the proposals is application UTT/25/1900/FUL which was refused in January 2026 for a similar proposal of 1no. new dwelling and a new access onto Causeway End Road. The application was refused at Planning Committee for one sole reason. This is as follows: “The proposed scale, form and bulk of the proposed dwelling fails to respond to the context of the site and would appear unduly large in comparison to dwellings fronting Causeway End Road.”

“The current proposal seeks to address this refusal reason with a scaled down design. The principle of development at the site was considered appropriate when applying the tilted balance in favour of sustainable development and broad accordance with the policies with the (at the time) emerging development. A key consideration is the increase in weight given to the policies of the Uttlesford Local Plan (2026) which has since been adopted.”

Officer report

Consultation responses

The highway, ecology and environmental health consultees raised no objection, subject to conditions or mitigation.

“From a highway and transportation perspective the Highway Authority stated that the impact of the proposal is acceptable to the Highway Authority subject to compliance conditions. The Highway Authorities consultee response can be found in Appendix 1 of this report.”

“No objection subject to conditions. UDC Environmental Health consultee response can be found in Appendix 3 of this report.”

Officer report

Objections received

The parish council objected, and twelve letters raised concerns including backland development, design, traffic, flooding, overlooking, noise and wildlife.

“Felsted Parish Council object to this planning application for the following reasons: • Application UTT/25/1900/FUL was refused in January 2026 for design-based reasons. The proposed dwelling in this application has reduces the roof ridgeline height by 20cm, with the footprint remaining unchanged and the overall scale of the building is almost identical to the refused dwelling.”

“There are twelve letters of objection for this application, split across multiple representations. The following comments were received: - Fails to overcome reasons for refusal under UTT/25/1900/FUL – te dwelling is not scaled down enough in height, size and footprint - Contrary to emerging Local Plan policies specifically Core Policy 3 (Settlement Hierarchy) as it is outside the built area of Felsted - The residual requirement for new housing (Core Policy 19) is to…”

Officer report

Who spoke

The councillor who called in the item spoke against it, two other speakers spoke against it, and the applicant spoke in support.

Members’ discussion

Members asked about overlooking and discussed light, road noise, the gravel roadway and mature landscaping.

“Members discussed: • Potential light and road noise.”

“Concerns about the gravel roadway; all managed within Condition 3 which covered hard surfacing, including driveways. • Mature landscaping; covered within Condition 4. • There being no possible reasons for refusal given CP3 specifying that this was in a built area.”

Minutes

The committee’s decision

The chair proposed approval, this was seconded, and the committee authorised permission subject to the report’s conditions.

“The Chair proposed approval of the application, and this was seconded by Councillor Driscoll.”

“RESOLVED that the Strategic Director of Planning be authorised to grant permission for the development subject to the conditions set out in section 17 of the report- Conditions.”

Minutes