80 homes at Land Adjoining, Grove Road, Retford

What officers recommended

Officers recommended approval because the site was allocated for housing and the public benefits of extra homes outweighed shortcomings in infrastructure provision.

“The principle of the development on this site is secured by the site being allocated within the Local Plan; Policy 22 (Site HS11 Fairygrove, Retford). The allocation/policy states Land at Fairygrove, Retford, as identified on the Policies Map, will be developed in the plan period for approximately 61 dwellings and supporting infrastructure.”

“However, when considering the proposal in the wider planning context and weighing all material considerations, the provision of extra homes carries significant weight in favour of granting permission. As per Chapter 5 of the NPPF, a key consideration is the need to deliver the 5-Year Housing Land Supply (5YHLS), which is a fundamental requirement to ensure the local area can meet its housing needs in the short to medium term.”

Officer report

Consultation responses

Consultees raised issues about design, trees, drainage and highways, while several bodies had no objections or supported conditions and mitigation.

“BDC Ecology: The application is subject to the general Biodiversity Gain condition, payment will need to be agreed in relation to Clumber Park (SSSI) recreational impacts. BDC Conservation: Welcomes the amendments but object in terms of overall design. BDC Environmental Health: Require a condition to ensure acoustic fencing is installed. BDC Tree Officer: Plots 69 & 70 are too close to T3 and T5.”

“Environment Agency: No objections Anglian Water: No comments to make as outside of their boundary. Nottinghamshire Wildlife Trust: An EIA is required. NHS: No objections, subject to planning obligations Natural England: No objections subject to appropriate mitigation being secured (Clumber Park SSSI) Network Rail: Listed their conditions and requirements for the scheme.”

Officer report

Public objections

Twenty-eight objection letters raised concerns about trees, habitats, flooding, privacy, traffic, density, pedestrian safety, services and bus provision.

“The application was publicised by neighbour notification letters, press notices printed on 29/05/2024 and 13/08/2025 and finally site notices posted on 30/05/2024 and 14/08/2025.”

“Risk of flooding • Invasions of privacy/overlooking • Insufficient access to schools and services • Increase in traffic • Higher density than the local plan suggests for this site • Creates an unattractive streetscene • Increase in traffic pollution • Narrowing of footpaths/pedestrian safety • Lack of bus stops nearby…”

Officer report

Who spoke

The Development Manager Team Leader presented the application, and the agent spoke in support.

Members’ debate

Members discussed affordable housing, missing health and education contributions, green space, the increased dwelling number, highways and a possible clawback arrangement.

“Disappointed that the site is deemed unviable to deliver affordable housing and no contributions for NHS and Education Authority • The development is aimed at first time buyers, but there is a lack of green space for play and recreation areas. • The site was originally allocated for 60 dwellings in the Local plan, the application has increased the number to 80 dwellings.”

“Would it be possible to seek funding from either Homes England or Government Grants towards securing affordable housing and could this be included as a condition?”

Minutes

The committee’s decision

The committee granted permission subject to conditions and a Section 106 agreement, with its final wording delegated to the Head of Planning and Place.

“The Planning Development Manager advised that advice has been sought and the applicant in principle is prepared to enter into an agreement for claw back provision. An amendment to the recommendations to grant subject to conditions plus Section 106 Agreement with final wording delegated back to Head of Planning and Place.”

“Committee Decision Resolved: Planning permission be Granted subject to conditions and Section 106 Agreement with final wording being delegated to the Head of Planning & Place for completion.”

Minutes