25 homes at Toreen, Ermine Street, Buntingford

What was proposed

The application proposed 25 two-storey homes, access from Ermine Street, parking, carports, landscaping, attenuation ponds and associated works.

“This application seeks full planning permission for the erection of 25 dwellings (use class C3), together with a new vehicular access from Ermine Street, internal access roads, carports, parking areas, cycle storage facilities, landscaping and other associated works. It is also proposed to demolish an existing bungalow and two agricultural buildings that are currently on the site.”

Officer report

The site

The site was a grassed field beside Buntingford, with two unused agricultural buildings, a bungalow, vegetated boundaries and two existing accesses.

“The application site is made up of a grassed field, together with two former agricultural buildings and a bungalow at Toreen. The full site measures approximately 1.09 hectares in area. The land is located on the western side of Ermine Street and is directly to the north of the town of Buntingford. The site is adjacent to, but outside of, the settlement boundary of Buntingford.”

“Land levels on site generally slope away to the north-east, with the lowest point of the site being in the north-eastern corner adjacent to the bungalow. The site boundaries are all well vegetated being lined with trees and hedging. Adjacent to the eastern site boundary and on the grass verge along Ermine Street there is a grade II listed milestone. There are currently two vehicular accesses into the site from Ermine Street.”

Officer report

Planning history

There was no relevant planning history, although two earlier residential pre-applications were assessed under a different policy context.

“There is no relevant planning history for this site.”

“Two pre-applications proposing residential developments on this land were however submitted in 2021 and 2022 (references: M/21/0031/MPREAP and M/22/0015/MPREAP). These pre- applications were assessed at a time when the Local Planning Authority could demonstrate a five year housing land supply. Therefore, these pre-applications were considered in a different policy context, when compared to this current application.”

Officer report

What officers recommended

Officers recommended approval because significant housing and affordable housing benefits outweighed limited to moderate adverse impacts, subject to conditions and a legal agreement.

“This report has concluded that the proposal would give rise to a several benefits that attract positive weight in favour of the scheme. However, some adverse impacts and conflicts with the development plan have also been identified. The benefits and adverse impacts are set out in the table below. Any planning considerations of neutral weight are not included in the table.”

“Given the above conclusions, officers consider that the benefits of the scheme, taken cumulatively, would attract significant positive weight. Whereas, cumulatively, the adverse impacts would be assigned limited to moderate negative weight. Therefore, the adverse impacts of the development would not significantly and demonstrably outweigh the benefits.”

Officer report

Consultation responses

Statutory consultees raised no objections, while the town council and residents raised concerns about infrastructure, traffic, safety, density, parking and wildlife.

“Buntingford Town Council comments that the proposal will have a significant impact on the town, including, but not limited to, traffic flow and use of services. The Town Council considers that foul drainage infrastructure needs to be established before the application is considered. This consultee notes that the site is on an unrestricted road, with no facilities for pedestrians and cyclists.”

“It is questioned whether there is sufficient infrastructure to accommodate the development (e.g. education and health services). • The scheme would be of excessive density and would not be an appropriate transition from urban to rural. • The scheme would be overly urban in character to the detriment of the rural landscape. • Speed limits on Ermine Street should be reduced or this road should be made one-way. • There is concern regarding pedestrian and cyclist safety.”

Officer report

Who spoke

An agent spoke in support of the application and answered questions from the committee.

What members debated

Members debated building heights, traffic, parking, sustainability, water supply, design and the safety of crossing Ermine Street near the 60mph road.

“A significant proportion of the debate focused on highway safety, particularly the proposed pedestrian crossing on Ermine Street, where the speed limit remains 60mph. Several Members expressed concerns regarding the safety of pedestrians, cyclists, school children, wheelchair users and families crossing the road. Members also questioned whether the speed limit should be reduced and whether additional measures such as lighting or a formal crossing should be provided.”

“The Principal Planning Officer said the crossing had been the subject of a stage one road safety audit and this had been judged to safety. He said the traffic level was low and there was good visibility along Ermine Street, and this had been judged to be acceptable in terms of highways safety.”

Minutes

The vote

An initial approval motion was lost, followed by a second approval motion that was carried with amended conditions and highway follow-up.

“Councillor Thomas (Vice-Chair in the Chair) proposed, and Councillor Copley seconded, a motion that planning permission be granted, subject to the conditions detailed in the officer's report and subject to the following:”

“After being put to the meeting and a vote taken, the motion was declared LOST.”

Minutes

The decision

Planning permission was granted with the report’s conditions, added environmental and transport requirements, and referral of highway concerns to Hertfordshire Highways.

“RESOLVED – that application 3/25/1270/FUL be granted planning permission subject to the conditions set out at the end of the report, and subject to the following amendments to conditions and information being passed to Hertfordshire Highways as a statutory consultee:”

“12 • Installation of swift bricks for biodiversity enhancement (condition 15) • Planting of fruit and nut-bearing trees (condition 33) • Officers raise Members' concerns regarding highway safety and the Ermine Street speed limit with Hertfordshire Highways through the subsequent highway design process (stage 2 road safety audit and the Section 278 agreement)”

Minutes