47 homes with open space at Land Rear Of 30 To 40 Garden Close, Sutton

The site

The 3.17-hectare site lies within Sutton’s development envelope, beside existing housing, conservation and heritage assets, ponds, woodland and open land.

“The site extends to approximately 3.17 hectares (7.8 acres) and is situated within the development envelope of Sutton following the allocation of the site in the Sutton Neighbourhood Plan as a housing allocation. The site adjoins the built form of the village along the north and west boundary, which marks the current edge of the built form of the village with modern residential development in Garden Close and a more historic pattern of development along Station Road.”

“A number of ponds and water features are located in the south-eastern corner of the site inhabited by Great Crested Newts (GCNs). In terms of land levels there is a gradual slope down from north to south, representing approximately 7m (23ft) across the length of the site.”

Officer report

Earlier decisions

Earlier outline and reserved matters applications were refused or approved on appeal, and the current permission was allowed at appeal on 8 July 2024.

“Reserved Matters for appearance, landscaping, scale and layout for the erection of 47 homes including public open space of previously approved Outline planning application 17/01445/OUM for erection of up to 53 houses to include public open space and details relating to access…”

Officer report

Officers’ recommendation

Officers recommended refusal because affordable housing was required, the permission remained extant, housing supply was 6.17 years and affordable rented homes were needed.

“As set out above, the considerations of the assessment are complex, inter-linked, and finely balanced. The current unviability of the approved scheme is recognised and weighs in favour of the proposal to modify the S106 agreement to reduce the required level of affordable housing, as this would allow the scheme to come forward and contribute to the housing stock for the District.”

“Recommendation 85. The recommendation is for the refusal of application, for the following reason: The proposed omission of the affordable housing from the approved development is contrary to the requirements of Policy HOU 3 of the East Cambridgeshire Local Plan 2015, as amended 2023, and Section 5 of the National Planning Policy Framework. Permission 22/00057/RMM is extant and the current unviability of the scheme may change over time.”

Officer report

Viability and housing need

The approved scheme was financially unviable, but only four First Homes reached the expected profit range and officers considered they would not meet local needs.

“The reviews by BPC concur with the appraisals provided by BNP Paribas, the BPC report of November 2025 concurring that a policy-compliant scheme with 30% affordable housing provision would return a profit of 9.57% of GDV, with the conclusions of the subsequent BPC letter dated 13th April 2026 summarised as follows: • A 100% market scheme would return a profit of 16.56% of GDV • A scheme providing four First Homes would return a profit of 15.65% of GDV • A 100% market…”

“Over the lifetime of the application, extensive informal discussions with the Council’s Housing Strategy and Enabling Officer have taken place. From these, it is understood that there is currently a high demand for affordable rented homes in Sutton and that the primary affordable housing need across the District as a whole is also for affordable rented accommodation.”

Officer report

Who spoke

Gavin Taylor presented the report, and Conor Gallagher explained a proposed £310,000 commuted sum and two-bedroom homes below the national average cost.

The committee vote

Bill Hunt proposed refusal and Martin Goodearl seconded it; the committee voted unanimously to refuse the application.

“Cllr Bill Hunt proposed and Cllr Martin Goodearl seconded that the application be refused, as recommended by the officer. A vote was taken and the Committee unanimously…”

Minutes