Three static caravans at Land East Of Watling Girth, Old Watling Street, Flamstead

What was proposed

The application sought a site for three residential static caravans and up to two touring caravans, providing three traveller pitches.

“The application seeks permission for a change in use of the site to provide a site for three residential static caravans and up to two touring caravans. This would provide a further three gypsy and traveller pitches on the adjacent site to Cherry Tree Lodge and subject to planning application 25/01732/FHA. These sites are located immediately alongside each other and share the same proposed access onto Old Watling Street.”

“The applicants indicate that the proposal seeks to address issues of alleged non-compliance at the Ver Meadow Caravan Park and is adjacent to land purchased by the applicant to escape conditions thereon. The applicants are seeking to make a permanent site that will comply with the Caravan Sites and Control of Development Act 1960 and that they shall be seeking a caravan site licence.”

Officer report

The site

The site lies north of Flamstead between the A5183 and Old Watling Street, with hard standing and two caravans already present.

“The application site is located to the north of the village of Flamstead and lies between the A5183 (London Road) and Old Watling Street to the east of the River Hill. The site is to the west of Cherry Tree Lodge and shares an access onto Old Watling Street.”

“The application site comprises an area of hard standing upon which there are two caravans located adjacent to the northern site boundary beyond which is a large area of modified grassland and bare earth.”

Officer report

Earlier site history

Earlier access applications were refused and dismissed on appeal, followed by an enforcement notice requiring unauthorised accesses to be removed.

“The application site overlaps with that at Cherry Tree Lodge (25/01732/FHA) and thus some of the planning history identified in this case is relevant to the consideration of this proposal.”

“An application for the retention of an access onto the A5183 (20/01305/FUL) and the construction of a wider access onto Old Watling Street (20/01009/FUL) were both refused and dismissed at appeal. An Enforcement Notice requiring the removal of unauthorised access onto both the A5183 and the Old Watling Street were subsequently upheld under APP/A1910/C/20/32576773.”

Officer report

Why officers supported it

Officers considered the land Grey Belt, the need for traveller pitches acute, the location sustainable and the harm limited compared with the benefits.

“The site comprises “Grey Belt” land as set out in Annex 2 of the NPPF and as a consequence the proposals comprise appropriate development in the Green Belt under paragraphs 155 to 157 thereto.”

“It has been identified that only a small level of harm can be attributed to landscape and visual harm resulting from the proposals. This is primarily because of a loss of spatial openness to the Green Belt. The benefits of the development include the provision of a much-needed gypsy and traveller pitch and one which is suitably located to meet the education, health and well-being needs of the applicants or other travellers.”

Officer report

Who spoke

The ward councillor and parish councillor spoke against the application, while a supporter spoke in favour.

Committee discussion

Members proposed an additional condition requiring the caravan and parking layout to show and maintain appropriate separation distances.

“Cllr Maddern requested an additional condition, requiring details of the layout of the static caravans, touring caravans and parking spaces (to be thereafter maintained) to meet required separation distances.”

Minutes

The vote

The motion to delegate approval was proposed and seconded, passing with ten votes in favour, none against and one abstention.

“It was proposed by Councillor Williams and seconded by Councillor Symington to DELEGATE with a view to APPROVAL.”

“Resolved: That planning permission be DELEGATED with a VIEW TO APPROVAL.”

Minutes

The decision

Permission was delegated with a view to approval, subject to a legal agreement, appropriate assessment requirements and planning conditions.

“It is recommended that planning permission is DELGATED with a VIEW TO APPROVAL subject to the completion of a legal agreement under Section 106 of the Town and County Planning Act 1990 (As Amended), a removal of any objection from Natural England following the completion of an Appropriate Assessment and subject to the following planning conditions…”

Minutes

Conditions added

The permission included limits on caravans and occupation, access closure, biodiversity, drainage, landscaping, fire safety and the approved caravan layout.

“5) Within 1 month of the permission hereby approved details of measures for fighting fire shall have been submitted to the local planning authority for their approval in consultation with the Hertfordshire Fire and Rescue Service. These measures shall include the provision of fire hydrants as may be appropriate and sprinklers systems or other measures to prevent the spread of fire.”

“Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021) (or as subsequently amended), The National Planning Policy Framework (2024) and Policies CS26 and CS29 of the Dacorum Borough Core Strategy (2013) 9) The development hereby approved shall be carried out in accordance with the following approved plans/documents: • Site…”

Minutes