One self-build dwelling at Land At Bran End, Bran End Fields, Stebbing Dunmow

What was proposed

The application sought one four-bedroom self-build dwelling, detached garage, landscaping and biodiversity enhancements on vacant pastureland.

“This application seeks planning permission for the erection of one self- build dwelling with associated landscaping and biodiversity enhancements on vacant pastureland to the south of Tanner Farmhouse. The proposed dwelling would comprise four bedrooms and incorporate a simple agricultural design approach, combining single-storey and two- storey elements, together with a detached garage and associated domestic curtilage.”

“This application seeks planning permission for the erection of one self- build dwelling with associated landscaping and biodiversity enhancements on vacant pastureland to the south of Tanner Farmhouse. The proposed dwelling would comprise four bedrooms and incorporate a simple agricultural design approach, combining single-storey and two- storey elements, together with a detached garage and associated domestic curtilage.”

Officer report

The site and surroundings

The site was open countryside outside a settlement boundary, bounded by trees and hedgerows, and accessed along a track beside a public right of way.

“The application site is located 300m to the west of Bran End and 3.6km to the north-east of Great Dunmow. The application site itself is vacant pastureland, bounded by post and rail fencing and trees. To the north of the site is the listed dwelling of Mill Race Farm and Tanners Farm. To the south of the site is a dwelling currently under construction, the application site is accessed by the public right of way track that is linked to the main highway.”

“This application seeks planning permission for the erection of a single dwelling, detached garage and landscaping. The dwelling will comprise four bedrooms, with a simple agricultural appearance that combines a single-story and two-storey design. The current application still seeks to introduce a detached dwelling in the undeveloped field south of Tanner Farmhouse. However, changes have been made to the siting and design of the dwelling.”

Officer report

Earlier applications

A similar dwelling proposal had previously been refused, and an earlier application was refused with its appeal dismissed.

“This application follows a refused application for a similar scheme (ref: UTT/26/0614/FUL) which was refused for the following reasons:”

“Reference Proposal Decision UTT/23/1456/FUL Erection of 1 no. dwelling, detached garaging and landscaping Refused and Appeal Dismissed UTT/26/0614/FUL Erection of 1no. self-build dwelling and garage with associated landscaping and biodiversity enhancements Refused…”

Officer report

What residents said

Two letters supported the proposal as innovative and sustainable, while three objected over landscape, heritage, development, footpath, highway and access concerns.

“Two letters of support were received for this application on the ground that the proposal is a ground-breaking, innovative, sustainable development that Uttlesford should be promoting and encouraging, particularly in the light of our new Local Plan which has been celebrated for its sustainability features.”

“Three representation was received against the application on the following grounds: • Impact on the character and setting of this open landscape • Impact on the setting of surrounding heritage assets. • Potential development of the remaining land • Impact on public footpath • Highway safety • Lack of right of way into the application site - legal right of passage in dispute.”

Officer report

Who spoke

A councillor, the applicant and another supporter spoke for the proposal; two speakers spoke against it.

Members’ discussion

Members discussed innovation, policy conflict, location, priority habitat, previous refusals, pre-application engagement and the heritage balance.

“Members discussed: • The merits of the innovative concept of the proposed build. • The proposal being contrary to the Stebbing Neighbourhood Plan 2022. • Concerns that the proposed dwelling was in the wrong location, outside of development limits and contravened many policies. • The area being a priority habitat site. • Concerns about making an exception to the Local Plan.”

Minutes

The committee vote

The Chair proposed refusal, seconded by Councillor Gooding, and the committee authorised refusal for the report’s first three reasons and conflict with STEB9.

“The Chair proposed refusal of the application in line with the reasons 1-3 set out in section 17 of the report, together with conflicting with Policy STEB9 of the Stebbing Neighbourhood Plan. This was seconded by Councillor Gooding.”

“RESOLVED that the Strategic Director of Planning be authorised to refuse the application for the reasons 1-3 set out in section 17 of the report, together with conflicting with Policy STEB9.”

Minutes