Two-bedroom detached dwelling at Land Adjacent 55 Mansfield Road, Brinsley

What was proposed

The application sought permission for a single-storey two-bedroom dwelling with an attached garage, solar panels, parking and a widened shared access.

“Planning Committee 9 July 2025 Appendix 1. Details of the application 1.1 This application seeks permission to construct a single storey detached two- bedroom dwelling with an attached garage on a parcel of land recently granted a lawful development certificate as garden land for 55 Mansfield Road. To the southwestern roof slope would be solar panels and to the south east would be the vehicular access to the site. The access is to be shared with 55 Mansfield Road.”

Officer report

The site and surroundings

The garden land lies in the Green Belt beside 55 Mansfield Road, with open fields to the south and west and existing houses to the north.

“During determination of the application negotiations have taken place to overcome the objections raised by Nottinghamshire County Council Highways. Site and surroundings 2.1 The application site is washed over by Green Belt and is a small area of land authorised as garden use associated with 55 Mansfield Road and is separated from the open fields to the south and west by a small post and rail fence, allowing views across the fields.”

“To the east of the highway is a car park providing parking for access to the open space (Brinsley Headstock), and north from this car park is Brinsley Lodge, a public house/ restaurant, which is the first built form on the eastern side of the highway leading into the main part of the village.”

Officer report

Earlier applications

The land became authorised garden land in 2023, while earlier proposals included outline permission nearby and a refused bungalow application.

“Planning Committee 9 July 2025 It is acknowledged that a planning application has been granted for outline permission for two dwellings to the north west of the site (to the rear of 55 Mansfield Road), 23/00509/OUT refers. This is an outline application with some matters reserved.”

“In 1989 an application was refused for the parcel of land to domestic garden (89/00210/FUL refers), in 2013 planning permission was granted for change of use of land to residential to form a new driveway and access for 55 Mansfield Road (13/00342/FUL refers). In 2023 a Certificate of Lawfulness for the existing 'garden land' to be included within curtilage of dwelling at 55 Mansfield Road was issued and as such the authorised use of the site is as garden land.”

Officer report

What officers recommended

Officers recommended refusal because the site was not infill, no very special circumstances were shown, and the proposal would harm Green Belt openness.

“The application site is situated within the Green Belt and therefore the principle of the development is subject to whether or not it complies with local and national Green Belt policy. Broxtowe's Part 2 Local Plan (2019) Policy 8 states that development in the Green Belt will be determined in accordance with the NPPF. Paragraph 142 of the NPPF states that the Government attaches great importance to Green Belts.”

“It is considered that no 'very special circumstances' have been demonstrated that would outweigh the harm caused to the openness of the Green Belt and the site is not considered to be an infill site and therefore the application should be refused on this basis.”

Officer report

Consultation responses

Environmental health, refuse, flooding and the Coal Authority raised no objections subject to matters being addressed, but highways recommended refusal over visibility and missing information.

“Broxtowe Borough Council - Environmental Health - The Environmental Health Officer has assessed the application and has raised no objections to the application, subject to conditions and informatives in respect of hours of construction, burning of materials on site and construction/demolition method statement.”

“Nottinghamshire County Council Highways Authority - The Highways Authority has assessed the submitted information and requested additional information regarding the visibility from the access and the swept path for the site. The submitted plans shows the visibility splay through the existing hedge and will be trimmed to provide visibility, the hedge will grow and will have sub standard visibility when existing and entering from the right.”

Officer report

Residents and local comments

Ward councillors and the parish council made no comments, and four neighbouring addresses did not respond; the application reached committee at a councillor’s request.

“Four neighbouring addresses were consulted on the application and a site notice was displayed. No comments have been received.”

Officer report

Who spoke

An agent spoke on behalf of the applicant and the ward member before the committee’s general debate.

What members debated

Members discussed possible effects on Green Belt openness and amenity, the lack of very special circumstances, the site’s position at the end of houses and highway comments.

“Having considered all of the evidence before them, the Committee commenced the debate. There was concern that the development would have an impact on the openness and amenity of the green belt without any Very Special Circumstances in support of the application being identified. As the debate progressed it was noted that the proposed development would be at the end of a run of houses and would not have a significant impact on the green belt.”

Minutes

The committee’s decision

The committee resolved to approve planning permission and delegated the detailed wording and conditions to the chair and planning officer.

“RESOLVED that planning permission be approved.”

“RESOLVED that the precise wording of the approval and conditions, to include plans, time and materials, be delegated to the Chair of the Planning Committee in conjunction with the Assistant Director of Planning and Economic Development.”

Minutes

Conditions on the permission

The permission included conditions on commencement, approved plans, materials, visibility, landscaping, surface water, extensions and planting.

“No above ground works shall be commenced until details of a scheme to deal with surface water run off has been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.”

“The approved landscaping shall be carried out not later than the first planting season following the substantial completion of the development or occupation of the building, whichever is the sooner and any trees or plants which, within a period of 5 years, die, are removed or have become seriously damaged or diseased shall be replaced in the next planting season with ones of similar size and species to the satisfaction of the Local Planning Authority, unless written…”

Minutes