3.5m access track at Land South West Of Hill Farm, Fair Green, Reach

What was proposed

The application sought to reduce the required access width from 5 metres to 3.5 metres for two approved detached bungalows.

“Proposal: To Vary Condition 11 (width of access) of previously approved 18/01397/OUT, dated 5 April 2019 for demolition of existing agricultural buildings, construction of two detached bungalows, associated parking and infrastructure…”

“The application seeks to vary condition 11 of previously approved application 18/01397/OUT, dated 5 th April 2019 for the demolition of agricultural buildings, construction of two detached bungalows and associated parking and infrastructure. Condition 11 requires the access to be metalled in line with Cambridgeshire County Council Highways specification with a minimum width of 5m. The application seeks to revise the width of the access to 3.5m.”

Officer report

The site and development

The site is outside Reach’s development envelope and conservation area, and the two approved dwellings were under construction, with one occupied.

“The application site relates to a parcel of land located outside of, but adjacent to, the established development envelope and conservation area for Reach. The site previously comprised an agricultural field with agricultural buildings, machinery and associated paraphernalia. The site is bound by Public Byways 7 to the south east and Public Byway 8 to the north east.”

Officer report

Earlier permissions

The outline permission was approved in 2019, reserved matters were approved in 2021, and several outline conditions were partially discharged.

“To discharge Condition 4 (Risk assessment of Contamination), 6 (Surface Water Drainage), 7 (Archaeology), 9 (Biodiversity Improvements), 11 (Access), 14 (Arboricultural Method Statement), and 15 (Arboricultural Impact Assessment) of decision dated 05/04/2019 for Demolition of existing agricultural buildings, construction of two detached bungalows, associated parking and infrastructure.”

“Reserved matters of Appearance, Landscaping, Layout and Scale of previously approved 18/01397/OUT for Demolition of existing agricultural buildings, construction of two detached bungalows, associated parking and infrastructure.”

Officer report

Why officers recommended approval

Officers considered that 3.5 metres would not cause significant highway harm and that retaining the earth banks would protect the nearby listed buildings.

“The application seeks to vary condition 11 of the outline consent (reference 18/01397/OUT) which agreed the matter of access only. A number of rounds of consultation were undertaken with the Local Highway Authority as part of the outline application. It is noted that the Local Highway Authority originally raised an objection to the outline application.”

“Agenda Item 9 – Page 10 the removal of the earth banks on the structural stability of the adjacent buildings. It is considered unlikely that passing places could be provided without the removal of these earth banks, which could undermine the stability of the listed building. Notwithstanding, it is considered that the proposed width of 3.5m would prevent conflict between non-motorised users and passing cars.”

Officer report

What consultees said

The highways authority and several technical consultees raised no objection, while the parish council, ward councillor and Ramblers raised access and byway concerns.

“Cllr Cane has noted concerns of a number of consultees under the original outline permission (The Definitive Map Team and the Cambridge Group of Ramblers), including the removal of the objection from the Local Highway Authority on the basis that the access would be a minimum of 5m wide. Notes that the Byway is frequently used by walkers but rarely by motorised vehicles other than farm vehicles.”

“Have advised that their concerns to the original outline application related to the potential conflict between vehicles using the access road and users of the byway. It was previously requested that a width sufficient to enable vehicles to pass users was provided for the access. Have advised that these concerns remain, however it is noted that the bungalows have now been built.”

Officer report

Neighbour representations

No responses were received from the 23 notified neighbouring properties, while a future occupier asked for conditions and access works to be properly monitored.

“A site notice was displayed near the site on 26 September 2025 and a press advert was published in the Cambridge Evening News on 18 September 2025.”

“Neighbours – 23 neighbouring properties were notified. No responses have been received.”

Officer report

Who spoke

A statement supporting approval was read for the applicant, and a neighbour spoke about completing and enforcing the remaining conditions.

Members’ debate

Members discussed fire vehicle access, the listed building, metalling and the retrospective nature of the application before voting.

“In reply to Cllr Keith Horgan, the Strategic Planning and Development Management Manager acknowledged Cllr Horgan’s concerns regarding access of Fire and Rescue vehicles to the site. However, he advised that the Committee should not consider matters controlled by other building regulations and legislation. Building control had signed off the plans. He added that there had been no objection from the Highways Authority to the proposed application.”

“PL030626 Minutes - page 20 Cllr Christine Ambrose Smith suggested that a Fire and Rescue vehicle would be able to force access to the site in an emergency. Cllr John Trapp stat ed that metalling on either side of the road would increase the width to the 3.7 metres required for Fire and Rescue vehicle access.”

Minutes

The vote

Councillor Bill Hunt proposed approval, Councillor Lucius Vellacott seconded it, and the vote was 7 in favour, 1 against and 2 abstentions.

“Cllr Bill Hunt proposed and Cllr Lucius Vellacott seconded the recommendations in the report. A vote was taken and with 7 votes in favour, 1 against and 2 abstentions…”

Minutes

The revised condition

The access must be metalled to the highway specification at a minimum width of 3.5 metres within six months and before plot 1 is occupied.

“The application seeks to vary a condition on outline permission 18/01397/OUT which has established the principle of development. The Local Highway Authority have been consulted and it is considered that it has been adequately demonstrated through the information provided as part of the application that the reduction in the width of the access would not result in significant and demonstrable harm to highway safety or users of the Public Byways 7 and 8 (Reach).”

“Within 6 months of the granting of this permission and prior to the occupation of plot 1 of the hereby approved development, the access between the public highway of Fair Green and the main part of the application site on the south-west side of Little Back Lane shall be metalled to Cambridgeshire County Council Highways specification with a minimum width of 3.5m and thereafter retained in perpetuity.”

Officer report