24 dwellings at Land North Of Highfields, Wesley Road, Cubert

The site and surroundings

The site lies beside Highfields, the equestrian centre, dwellings and agricultural land, with access proposed through Highfields from Wesley Road.

“The site is bordered to the east by the site for the concurrent technical details application PA26/00190 for 5 dwellings and two dwellings fronting onto Wesley Road. To the north are dwellings and the Barnwell Equestrian Centre and to the south is the Highfields residential development which has been recently completed and is fully occupied. To the east is agricultural land. Access is proposed to be through Highfields and the existing junction with Wesley Road.”

“The site is not within a designated landscape; the nearest designated heritage asset is The Vicarage which is Grade II Listed and 140m to the south west. The site is in Flood Zone 1 and outside of any Critical Drainage Area. It is not at risk of flooding due to climate change but is potentially vulnerable to groundwater flooding. There are no near sites of ecological importance.”

Officer report

Earlier applications

Earlier applications included permission for the adjoining development, refusals and appeals, and a concurrent application for five dwellings.

“Relevant Planning History • PA18/08384 Outline application for 30 dwellings. Refused and allowed at appeal. • PA20/010194: Reserved Matters for PA18/08384. Refused. • PA20/05462: Refusal of permission in principle for 5 dwellings. • PA22/06416: Reserved matters for PA18/08384. Approved. • PA23/01150: Refusal of permission in principle for 5 dwellings. Allowed at appeal. APP/D0840/W/23/3326511”

“PA26/00190. Concurrent technical details application for 5 dwellings on adjoining site.”

Officer report

What residents said

Representations opposed the development because of its scale, countryside location, traffic, parking, school capacity, construction effects and possible wildlife harm.

“Support: None Oppose: Village has seen too much residential development. Change in character. Original scheme for 80 dwellings downsized. Second homes. School over capacity.”

“Use of farmland, development in the open countryside. Density inappropriate for urban edge location. Access along Wesley Road, parked cars. Made worse by new development. No pavements in the Highfields development. Not designed as a through road. Additional traffic would be a hazard to pedestrians, particularly children at Highfields. Highfield access road privately owned. Maintained by residents.”

Officer report

Who spoke

An objector and a parish councillor spoke against the application, while two applicant representatives spoke in support.

What members debated

Members debated traffic, parked cars, children, road conditions and the difficulty of defending highway refusal against professional highway advice.

“Members raised concerns regarding the highway impacts of the proposed development and considered that local residents may view the effects as more significant than reflected in the highways assessment. 2. It was noted that the development of 24 dwellings could generate additional vehicle movements, adding to existing traffic on Highfield Road and Wesley Road. 3.”

“5 5. Reference was made to recent planning appeal decisions, where concerns regarding highway safety had been outweighed by wider planning considerations, including the Council's housing land supply position. 6. It was noted that the Highways Officer supported the application on balance and that his professional advice would be afforded significant weight by a Planning Inspector. 7.”

Minutes

What the committee decided

The committee approved the application subject to completing a Section 106 agreement and complying with the report’s conditions.

“RESOLVED that Application No. PA26/00655 be approved subject to the completion of a Section 106 legal agreement and the conditions set out in the report.”

“The reasons given by the Proposer for wishing to approve the application were as set out in the report.”

Minutes