42 affordable bungalows at Land West Of Playing Field, Barton Road, Wisbech

What was proposed

The application proposed 42 single-storey affordable social-rent bungalows for people aged 55 and over, with a manager’s office, communal space and site works.

“This application is a full application for 42 affordable dwellings on previously developed land located in the West Wisbech broad location for growth. The proposed development seeks to provide a total of 42 single storey dwellings for occupation by over-55s only within a 100% social rent development in the West Wisbech broad location for growth.”

“The application proposes the development of 42 no. affordable dwellings with the following description of development: "Demolition of all existing buildings and structures and the erection of 42 no. affordable dwellings to be occupied by people aged 55 and over, 1 no. unit functioning as a manager’s office, landscaping, highways improvements and associated works". The scheme comprises a total of 42 no.”

Officer report

The site and surroundings

The site is a 1.87-hectare plant nursery west of Wisbech town centre, bounded by playing fields, Magazine Lane and Grove Park.

“The application site is located on the south side of Barton Road, less than 1 mile to the west of Wisbech town centre. The site is accessed from Barton Road and is bounded by Barton Road playing fields to the east, Magazine Lane to the south and Grove Park to the west. The site is approximately 1.87 hectares and is currently in use as a plant nursey with retail sales.”

“There are also a number of areas of hardstanding, which are the previous footprints of former greenhouses. Fronting onto Barton Road are a number of existing mature trees including at either side of the existing vehicular access to the site. On the eastern boundary of the site there is also a line of mature trees. The western boundary, between the site and Grove Park, is a 1.8-metre-high timber fence.”

Officer report

Earlier planning history

An earlier residential application was withdrawn in 2006, while positive pre-application advice was given for a similar 42-home scheme in 2023.

“The site has a long planning history, the most pertinent applications relevant to this proposal being as follows: Reference Description Decision Date F/YR06/0034/O Residential Development (1.61 ha) Withdrawn 21.02.2006 23/0099/PREAPP Erect 42 dwellings, 1x unit functioning as a managers office and providing communal space and kitchen facilities for residents; landscaping, highways improvements and associated works involving demolition of existing buildings Advice Given…”

Officer report

Why officers supported it

Officers considered the benefits of affordable older people’s housing, six wheelchair-adapted homes and reuse of developed land outweighed flood-risk harm with mitigation.

“Notwithstanding the lack of a Sequential Test, it is concluded that the proposal would, on balance, pass both criteria of the Exception Test by virtue of delivering a significant number of affordable housing units, providing a specific type and tenure of accommodation to meet an identified need for housing, providing six M4(3) dwellings and facilitating churn in both the existing affordable housing provision within the District and market housing, which would be a…”

“Therefore, when taking all elements of the proposal into consideration it is considered that, on balance, the benefits that would arise from the proposal outweigh the harms, such as the site being located within Flood Zone 3, which can be mitigated through measures identified in the Flood Risk Assessment submitted as part of the application. As such, the proposal is recommended for approval.”

Officer report

Concerns from residents

Residents objected over traffic, construction impacts, GP capacity, sewerage, noise, wildlife, overdevelopment and inadequate infrastructure.

“A developer contribution will be required to mitigate the impacts of this proposal and is calculated at £9,520 (discounted rate). 18.07.2025 Clarification: The sum requested is not £9,520, but £13,734 as referred to in the response. Local Residents/Interest Parties A total of 4 letters of objection have been received from residents of Grove Park and Ashdale Park, Wisbech and one set of comments from an address in Magazine Lane, Wisbech.”

“Comment Received Officer Comments Increased volumes of traffic in the local area. Covered in Transport Statement Construction phase will exacerbate existing traffic levels. CEMP required by condition Insufficient capacity in existing GP surgeries. Addressed in s106 considerations below Existing sewerage systems cannot cope. Drainage details provided and conditions proposed Noise and dust from construction. CEMP required by condition Impact upon local wildlife.”

Officer report

What was said at the meeting

The agent supported approval, highlighting affordable social-rent homes, wheelchair adaptations, housing need, flood mitigation, highways and landscaping.

Members debated safety and need

Members debated whether flood risk, drainage, emergency access and local infrastructure outweighed the benefits of affordable housing for older people.

“Alan Davies responded that the test officers have to apply is a sequential test and then the exceptions test and in order to pass the exceptions test it is looking at what the public benefits are being gained from this proposal and those public benefits are the quantum of affordable housing, housing for over 55s and wheelchair adapted housing which outweigh that the site lies partially within Flood Zone 3.”

Minutes

The committee vote

The committee agreed a proposal to grant the application in accordance with the officer recommendation.

“Proposed by Councillor Benney, seconded by Councillor Mrs French and agreed that the application be GRANTED as per the officer’s recommendation.”

Minutes