Four dwellings at Gaultree Farm, Guyhirn, Wisbech

What was proposed

The application sought four three-storey detached homes and a new access, requiring demolition of the existing dwelling and outbuildings.

“SITE DESCRIPTION 2.1. The application site is located on the west side of High Road in Guyhirn. The 0.14ha site includes an existing dwelling known as Gaultree Farm, along with outbuildings, and an area of undeveloped scrubland/ paddock land bounded by mature vegetation. The existing dwelling is separated from the adjacent development to the south by 1.8m close boarded timber fencing.”

“PROPOSAL 3.1. The application proposes the erection of four dwellings and the formation of a new access, involving the demolition of existing dwelling and outbuildings at the site.”

Officer report

Why officers recommended refusal

Officers considered the principle, design, highways and ecology acceptable, but found inadequate private amenity space and insufficient evidence of lifetime flood safety.

“The proposal seeks full planning permission to erect four dwellings in Guyhirn and is considered acceptable in principle as infill development under Policy LP3.”

“The proposal would provide substandard living conditions for future occupiers, with dwellings providing insufficient private amenity space, contrary to Policies LP2 and LP16.”

Officer report

What the agent said

The agent said bedroom use could be controlled by condition, gardens broadly met flexible guidance, and existing flood mitigation should be accepted.

What members discussed

Members focused on the missing site-specific flood evidence and agreed that the application was incomplete because requested information had not been submitted.

“Members asked questions of officers as follows: • Councillor Benney referred to the agent mentioning the acceptable flood risk from a previous application and asked why this is not acceptable this time, have things changed? Danielle Brooke responded that the Environment Agency provided comments on the first Flood Risk Assessment that was submitted saying that there was not a site-specific breach analysis undertaken and on the previous application, although she is not totally…”

“Danielle Brooke made the point that their policy objection is that the evidence needs to be provided to prove that the 1.3 metres as suggested is acceptable, which was not included within the application. She added that the applicant was requested to submit that information, but they chose not to.”

Minutes

The committee vote

Members proposed, seconded and agreed to refuse the application in accordance with the officer recommendation.

“Members made comments, asked questions and received responses as follows: • Councillor Benney made the point that he is usually pro-development but thinks officers have got this decision right as the flood risk information has not been submitted. • Councillor Imafidon agreed that it is not a complete application with the report by the Environment Agency and the officer has made the correct recommendation.”

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

Minutes

The decision and reasons

Permission was refused because the homes would provide cramped accommodation, inadequate private amenity space and unproven protection from flood hazards.

“Reasons 1 Policies LP2 and LP16 of the Fenland Local Plan (2014) require development to deliver high quality environments by promoting high levels of residential amenity. The proposed dwellings would provide a poor standard of accommodation for future occupiers. The internal layout and floorspace of the dwellings would result in a cramped living arrangement, and the level of private amenity space provided is inadequate.”

“Policy LP14 of the Fenland Local Plan, Section 14 of the National Planning Policy Framework (2019) and Cambridgeshire Flood and Water Supplementary Planning Document (2016) require development proposals to evidence they will be safe for the lifetime of the development and criterion (d) requires the submission of a site specific flood risk assessment, demonstrating appropriate flood risk management and safety measures and a positive approach to reducing flood risk overall,…”

Officer report