236-home residential phase at Highover Farm, Highover Way, Hitchin

What was proposed

The application sought reserved matters approval for 236 homes, roads, drainage, infrastructure, landscaping and open space in the first residential phase.

“[the applicant] c/o Rapleys LLP Proposal:”

“Reserved Matters application for Construction of Phase 1 Residential comprising 236 dwellings, associated road, drainage, servicing/utilities infrastructure, landscaping and open space provision in accordance with condition 3 of 18/01154/OP (and the partial discharge of associated condition 19)”

Officer report

The site and setting

The 6.7-hectare phase lies north-east of Hitchin between the railway, Stotfold Road and the town’s built-up edge, on former arable fields.

“The site is located to the north-east of Hitchin, within a roughly triangular shape between the Great Northern railway line, Stotfold Road and the built-up edge of the town. The industrial estate sits to the north and primarily residential development to the south and west of the site. Letchworth garden City is located to the east, with a gap of about 700m comprising arable land.”

“This application site boundary relates to reserved matters for phase 1 and broadly shows the area of new housing focused at the Stotfold Road part of the site, around where the new roundabout will be and on either side of the new ‘spine road’ through the site. The site area of phase 1 is about 6.7ha.”

Officer report

Earlier permissions

The phase followed outline permission for the wider site and an approved infrastructure phase covering the main road and site-wide drainage.

“These reserved matters are the subject of outline planning permission ref. 18/01154/OP. There is another previous application for reserved matters which has been approved for ‘phase 0’ ref. 24/02780/RM relating to infrastructure including the main road through the site and site wide drainage infrastructure. The applicant has also sought to discharge various conditions to the outline planning permission ref. 18/01154/OP.”

Officer report

What officers recommended

Officers recommended approval because the proposal had suitable design, layout, appearance, scale and landscaping and complied with the relevant plans and policies.

“This application for reserved matters follows from the approval of outline application ref. 18/01154/OP which includes detail on access, layout, scale, appearance and partial detail on landscaping under conditions 3, 7, 10 and 11. This application also includes details for phase 1 for condition 9 on lighting and condition 19 for fire hydrants.”

“Subject to appropriately worded conditions, Officers consider that the proposed development would be of good quality design which constitute the first phase of residential development for Highover Farm under Policy SP17. The proposals are of a functional layout, suitable appearance and scale, and appropriate landscaping plans. The proposals are in accordance with the Strategic Masterplan, Design Code and Phasing and Delivery Plan.”

Officer report

Consultees and residents

Most consultees raised no objection, while residents mainly objected to the wider development and raised concerns about this phase’s landscaping, swift bricks and renewable energy.

“Relevant comments to this phase: • Regarding the LEMP, a comment to ensure the Plan will be delivered, although this is subject of an application to discharge condition. • Need to consider the use of swift bricks for each home • Lack of consideration to the use of renewable energy especially solar panels for all roofs on the development…”

“Comments relating to the outline application: • Development on Green Belt land • Scale of new development is too great • Lack of infrastructure in Hitchin including hospital, doctors and dentists • The impact the proposed development will have on the traffic in Letchworth and Hitchin and train services • Impact on air pollution • Poor connection of the site into Hitchin • Impact on flood risk • Support in principle for new homes including affordable homes that address the…”

Officer report

Who spoke

The applicant’s representative spoke in support, highlighting design-code compliance, affordable housing, open space, play features and the need for housing.

Members’ debate

Members said the application addressed many needs and was sufficiently compliant, while noting that public transport should precede first occupation.

“The following Members took part in the debate:”

“Lots of needs were addressed through this application. • While it was preferred to see applications conform to the emerging Design Code, it was sufficiently compliant and they should approve this application without hesitation. • It had been positive to see the development progress to this stage. • Infrastructure such as public transport should be in place ahead of first occupancy.”

Minutes

The vote

Councillor Nigel Mason proposed approval with the officer’s amendment, and Councillor Ruth Brown seconded the proposal before the vote.

“Councillor Nigel Mason proposed to approve reserved matters with the amendment suggested by the Senior Planning Officer in their verbal update, and this was seconded by Councillor Ruth Brown.”

“Councillor Martin Prescott • Councillor Ruth Brown • Councillor Daniel Allen • Councillor Ian Mantle…”

Minutes