Seven dwellings at Bunkers House, High Road, Wisbech

What was proposed

Permission in principle was sought for up to seven dwellings, with an indicative layout using the existing access and placing homes around the site.

“The current proposal is the first part of the Permission in Principle application; this “first stage” establishes whether a site is suitable in principle only and assesses the “principle” issues, namely;”

“The applicant is only required to submit minimum information to accompany the application. However, an Indicative Site Plan has been submitted. Permission in principle is sought for the erection of seven dwellings.”

Officer report

Planning history

There was no recent relevant planning history for the application site.

“There is no recent relevant planning history regarding the site as outlined in red.”

Officer report

Why officers advised refusal

Officers considered the location unsustainable, harmful to rural character and heritage significance, and inadequately justified through flood-risk testing.

“Policy LP14 of the Fenland Local Plan and paragraphs 170–182 of the National Planning Policy Framework set out the approach to development and flood risk. Development should be directed to land at the lowest risk of flooding through the Sequential Test and only permitted in higher risk areas where no reasonably available lower risk sites exist.”

“For the reasons set out above, the proposal is contrary to Policies LP3, LP16(c) and (d) and LP14 of the Fenland Local Plan and paragraphs 135, 170–182 and 187 of the National Planning Policy Framework. The scheme is therefore unacceptable in principle due to its unsustainable and harmful location in the open countryside and the failure to satisfactorily demonstrate that the location of the site is suitable for residential development in flood risk terms.”

Officer report

Consultation responses

The parish council recommended refusal, while the conservation officer raised heritage concerns and other consultees raised no principle objection subject to later recommendations.

“The parish council recommends refusal on the following grounds: - Does not comply with policy LP12 given elsewhere location - Amount – too large for backland development - Concerns regarding traffic…”

“Does not object in principle but raises a number of recommendations for consideration at technical details stage should this application be approved.”

Officer report

The public presentation

The agent said the site was near services, the heritage building would remain, the proposal was low density and the Environment Agency had no objection.

The committee’s decision

The committee granted permission in principle against the officer recommendation, considering the site close to existing dwellings and community benefits possible.

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

“Members do not support officer’s recommendation of refusal of planning permission as they feel that the site is in close proximity to existing dwellings and square the area off, being in Flood Zone 3 can be mitigated against, there will be potential benefits to the community from the scheme and it does comply with policy LP3.”

Minutes