27 homes and open space at Cresmedow Way, Elmswell

The site and surroundings

The site lies within Elmswell’s settlement boundary, is bounded mainly by housing, includes grassland, trees and hedges, and has some surface water flood risk.

“The application site is an irregularly-shaped area of land that has a given area of approximately 1.9 hectares. It is located at the southern end of the settlement of Elmswell and is bounded to the east, north and south by established residential development. Part of the western boundary, and the entire southern boundary, abut undeveloped rural land. The south-western ‘corner’ is adjacent to Warren Lane – the proposed access to the site being shown in this location.”

“The identified site is located within Flood Zone 1 and therefore is not predicted to be impacted by fluvial (rivers and sea) flood events. Parts of the site are shown as being impacted by pluvial (surface water) flooding. Available mapping does not identify the site as being vulnerable to reservoir flooding.”

Officer report

Earlier planning history

An outline permission for 38 homes was granted in 2018, while a later outline application for 44 homes was refused in 2023.

“4909/16 – Outline planning application for 38no. dwellings, including access, with all other matters reserved. Permission granted 21 st June 2018.”

“DC/21/02956 - Application for Outline Planning Permission (Access to be considered, all other matters reserved) Erection of 44 dwellings, including bungalows, affordable housing, open space, landscaping; and associated infrastructure. Permission refused 18 th January 2023 – on grounds that a significant part of the application site at that time was outside the defined settlement boundary, and risk to pedestrian safety.”

Officer report

Officers’ recommendation

Officers recommended approval because the site was in a sustainable settlement location and the development’s impacts could be addressed through obligations and conditions.

“Decision taking begins with the development plan and it is of vital importance that planning decisions are plan-led. The NPPF, an important material consideration, reiterates this fundamental point.”

“Bearing the above in mind, and also the unusual shape of the site, Officers consider the proposal put forward for Members’ consideration is spatially responsive, and would create an appropriately designed new residential development in this location.”

Officer report

Objections received

Twenty-two objections raised concerns about location, Warren Lane access, overloaded services, flooding, wildlife, pollution, mineral extraction noise, farmland loss and outlook.

“- Access to the site via Warren Lane is unsuitable and unsafe to accommodate the additional traffic and the application does not propose appropriate infrastructure. - The school and doctors surgeries are oversubscribed, and existing services will not be able to cope. - The application site is prone to flooding. - The proposal would be detrimental to wildlife and will increase pollution. - The dwellings will be impacted by noise from the gravel pits.”

Officer report

Who spoke

The committee heard from an objector, the agent and two ward members, while officers answered questions about the proposal and planning matters.

Members’ debate

Members debated access, crossings, location, solar panels, amenities, design, traffic, housing mix, accessibility and possible conditions for Cresmedow Way.

“Members debated the application on issues including: the access to the site, the proposed pedestrian crossing provision, the suitability of the location, the adequacy of the proposed solar panel provision, and the assurances received from the agent regarding the additional conditions discussed during the meeting.”

“Members continued to debate the application on issues including; the location of the site within the settlement boundary, the site amenities, the design of the dwellings, the potential traffic impact, and the proposed housing mix including…”

Minutes

The vote

A proposal to approve the application with additional access, cycle path and play area conditions was passed by five votes to one.

“Councillor Lawrence proposed that the application be approved as detailed in the Officer recommendation and with additional conditions relating to the access to the site, provision of a cycle path, and the play area .”

“The Area Planning Manager and the Planning Lawyer responded to questions from Members regarding the proposed additional conditions regarding the access to the site, the potential impact of the development on the surrounding roads, and the ownership of the access land.”

Minutes

The decision

Planning permission was granted subject to a legal agreement, the officer conditions, a shared cycle path, accessibility measures and accessible play equipment.

“2) That the Chief Planning Officer be authorised to GRANT Planning Permission upon completion of the legal agreement subject to conditions as summarised below and those as may be deemed necessary by the Chief Planning Officer:”

“The approved access to be provided prior to occupation • Details of estate roads and footpaths approved prior to commencement • No dwelling occupied until the carriageways and footways serving that dwelling have been constructed to at least Binder course level • Provision of visibility splays prior to first use of access • Provision of fire hydrants • Provision of loading, unloading, manoeuvring, and parking spaces for vehicles prior to occupation • Provision of EV charging…”

Minutes