73 homes at Barnet Lane, Elstree

What was proposed

The application sought approval of reserved matters for 73 homes with landscaping, amenity space, custom and self-build plots, drainage and related works.

“DEVELOPMENT Application for the approval of reserved matters relating to layout, scale, appearance and landscaping (including details required conditions 3, 6, 7, 8, 9, 10, and 27), for a residential development of 73 dwellings, with associated landscaping, amenity space, custom and self-build housing plots, sustainable urban drainage (SuDs), and associated works, pursuant to outline planning permission 23/0053/OUT.”

“EXECUTIVE SUMMARY & SUMMARY OF RECOMMENDATION 1.1 Following the approval of outline planning permission for the erection of up to 74 dwellings (with all matters except access being reserved), this Reserved Matters application seeks approval for the appearance, landscaping, layout and scale of development of 73 dwellings, of which 40% would comprise affordable…”

Officer report

The site and surroundings

The site is a 3.45-hectare greenfield area in the Green Belt, formerly used for agriculture and horse grazing, beside homes, a railway tunnel, a trunk road and village green.

“The site is broadly ‘L’ shaped and extends to approximately 3.45ha. The site is currently in agricultural use and, in recent years, has been used for the grazing of horses. The site is largely undeveloped and open, although there are some single storey agricultural and stable structures situated towards the centre and northern parts of the site, either side of a mature tree belt which runs through the centre of the site.”

“The site is bounded to the south by Barnet Lane a trunk road linking Sterling Corner to the east to Elstree Village to the west. To the east, the site is bounded by the Woodcock Hill Village Green, the boundaries of which were amended by de-registration application COM/3262817.”

Officer report

Earlier planning history

Outline permission for up to 74 homes was allowed at appeal, while several applications to discharge conditions remained pending or had been approved or partly discharged.

“23/0053/OUT Residential development of up to 74 dwellings, with associated landscaping, amenity space, Self-Build plots, sustainable urban drainage (SuDs), and associated works. (Outline Application to include Access, with all other matters Reserved) (description updated 04.04.2023) 24 April 2023 Refuse Permission 25/0523/DOC Application for approval of details reserved by condition 13 (Construction Environmental Management Plan) of planning permission reference 23/0053/OUT…”

“Pending 25/1785/DOC Application for approval of details reserved by condition 17 (Archaeology) of planning permission reference 23/0053/OUT. January 2026 Conditions part Discharged part not Disc 26/0007/DOC Application for approval of details reserved by condition 15 (Climate Change and Energy Statement) of planning permission reference 23/0053/OUT (and appeal number APP/N1920/W/23/3329947).”

Officer report

Consultation and objections

Consultees mostly raised no objection, while residents objected to highways, parking, Green Belt, flooding, infrastructure, ecology, trees and construction impacts; some supported housing.

“Officer response: The landscaping scheme was updated to account for this. Ecology The requirements listed by Condition 8 can be fully discharged Highways No objection, subject to conditions and informatives. S38 application required for adopted roads. Thames Water No objection.”

“Officer response: Green Belt is a matter of principle that was considered as part of the outline planning permission. The Inspector at appeal concluded that the harm to the Green Belt was clearly outweighed by Very Special Circumstances. This Reserved Matters submission must accord with that established position.Appropriate separation distances are achieved to existing dwellings, so a green buffer is not required and would not make effective use of the site.”

Officer report

Who spoke

The applicant’s representative spoke in support of the application.

Members’ discussion

The planning officer clarified that housing mix was secured at 73 homes, with 45% affordable housing, and that earlier technical concerns had been resolved.

“In response to Member queries, the Planning Officer clarified that under the outline permission, the housing mix was secured by a condition to…”

“-PL 4- approve at this stage. The recommendation was for the housing mix to be secured at 73 homes. 45% of these would be affordable housing, as clarified in the update sheet. When the outline application had previously been considered at Committee, the Officer recommendation was for refusal given outstanding technical issues such as flood risk and ecology. These issues were subsequently resolved prior to the public inquiry.”

Minutes

The vote

Members proposed and seconded agreement with the recommendation, and all 12 votes were in favour with none against or abstaining.

“It was proposed by: Councillor A Kaza, seconded by Councillor P Richards that the recommendations as set out in the report be agreed.”

“For: (12 total) - Councillors M Allen, M Amron, G Briski, R Georgiou, A Kaza, D Lambert, P Morris, M Handley, P Richards, B Rosehill, N Susman, H Green. Against: (0 total) – No Votes Abstain: (0 total) – No Votes Total votes cast: 12”

Minutes

The decision

The application was delegated for approval subject to the listed conditions, amendments and any other conditions considered necessary.

“RESOLVED that the application be DELEGATED to the Head of Planning, Economic Development & Climate Change or Development Team Manager to approve the application subject to conditions listed in section 10 (or as amended) and any others that may be necessary.”

Minutes