Nine homes at Land North West Of 176 High Road, Gorefield

What was proposed

Permission in principle was sought for up to nine homes, with only the location, land use and amount of development considered at this stage.

“This is an application for Permission in Principle (first stage) for up to nine dwellings on a parcel of agricultural land in the countryside outside of the existing developed footprint of Gorefield. There are no material considerations which outweigh the determination of this application in accordance with the adopted policies and in line with the NPPF.”

“Only matters of location, use of land and amount of development can be considered at this stage. All matters of detail would be subject to Technical Details approval if this first stage Permission in Principle were approved.”

Officer report

The site and its surroundings

The site is a grassland agricultural field beside Hassock Hill Drove, outside Gorefield’s developed footprint and entirely within Flood Zone 3.

“SITE DESCRIPTION 2.1. The application site is located to the east side of Hassock Hill Drove, Gorefield approximately 75m from its crossroad junction with High Road, Decoy Road and Allen’s Drove and comprises a grassland agricultural field with vegetated boundaries to the north and east. A mix of post and wire fence and vegetation extend along the Hassock Hill Drove frontage.”

“Approximately 26m to the north of the site, separated by a line of mature trees and an area of garden land is a dwelling and annexe known as Swan Lodge. Beyond this, development becomes more sporadic with a cluster of four dwellings and a small commercial premises set approximately 130m north the development site on the eastern side of Hassock Hill Drove. On its western side, development is minimal, with large swathes of agricultural land apparent.”

Officer report

Nearby development history

The application site had no pertinent planning history, while five homes to the south had outline and reserved matters approvals.

“SITE PLANNING HISTORY 4.1. The application site specifically has no pertinent planning history; the below table outlines details of the history of the land to the south.”

“F/YR25/3073/COND Details reserved by Condition 03 (Materials) of planning permission F/YR24/0960/RM (Plot 1 only) pursuant to outline permission F/YR23/0548/O Land West of 176 High Road, Gorefield Approved 15.08.2025 F/YR24/0960/RM Reserved Matters application relating to detailed matters of access, appearance, landscaping, layout and scale (Plot 1 only) pursuant to outline permission F/YR23/0548/O Land West of 176 High Road, Gorefield Approved 06.06.2025 F/YR24/0832/RM…”

Officer report

Why officers advised refusal

Officers found unacceptable countryside urbanisation, high flood risk, an unsustainable location and overdevelopment, with no material considerations outweighing policy conflicts.

“Furthermore, the site lies in an area at high risk of flooding and insufficient justification has been provided to demonstrate that development of the site is necessary in this instance having regard to national policy which seeks to steer development to the lowest area of flood risk in the first instance. As such, the proposal conflicts with FLP Policy LP14 and Chapter 14 of the NPPF.”

Officer report

Who spoke

The parish council supported refusal, while the agent argued that the site formed part of the village and could provide suitable homes and community benefits.

The committee’s decision

The committee granted permission in principle against the officer recommendation, considering the school’s future community benefit greater than the objections and viewing the land as a good use.

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

“Members did not support the officer’s recommendation of refusal as they feel that the community benefit of trying to keep the school open outweighs any objection and they do not consider the application to be over development but a good use of land.”

Minutes