120 homes with open space at Houghton Road, Houghton

What was proposed

The application sought outline permission for up to 120 homes, with open space, play areas, landscaping, roads, parking, drainage and walking and cycling routes.

“DEVELOPMENT MANAGEMENT COMMITTEE 21 st JULY 2025 Case No: 23/00627/OUT (Outline Planning Application) Proposal: Outline planning permission with all matters reserved for the construction of up to 120 homes (Use Class C3) with associated public open space, landscaping, play areas, surface water attenuation, roads, car parking, pedestrian and cycle routes, utility infrastructure and associated works…”

Officer report

What officers recommended

Officers recommended approval because the site is allocated for development, the benefits outweighed identified harm, and conditions and contributions could address impacts.

“Less than substantial harm has been established to two Conservation Areas, a Grade II listed building and its curtilage listed Gate Lodge, which are all identified designated heritage assets, with the harm in each case being at the lower end of the scale. Substantial harm has been identified to one non-designated heritage asset (ridge and furrow) which must be taken into account applying a balanced judgment.”

“Having fully assessed all three objectives of sustainable development; economic, social and environmental within this report, the proposed development achieves these overarching objectives, and Officers consider the collective material benefits of the proposed development firmly outweigh the identified harm. Applying s.38(6) of the PCPA 2004, the proposed development is in accordance with the Development Plan and there are no…”

Officer report

What residents said

Most public comments objected to overdevelopment, loss of the green gap, traffic, flooding, services, biodiversity, landscape effects and the proposed density; one comment supported the homes.

“Issue / concern raised Number of comments received The gap between Houghton and St Ives is too narrow and does not maintain a ‘substantial band of green space’. Houghton will become a satellite of St Ives and will lose its identity, changing its character beyond recognition. Overdevelopment of the site. Density of the development is too high and much higher than other developments in the immediate vicinity.”

“Full copies of all comments received can be viewed on Public Access. The key objections therefore raised by local residents are as follows: • That the density of the development is too high and much higher than other developments along Houghton Road. • The proposals do not comply with Houghton and Wyton Neighbourhood Plan anti-coalescence policy.”

Officer report

Who spoke

The committee heard from representatives of the parish council, town council, a ward member, an objector and the agent.

What members considered

Members discussed the officer recommendation, representations, local and national policies, and highways before reaching their decision.

“Consideration was given to a report by the Planning Service Manager (Development Management) on the application. A copy of the report is appended in the Minute Book. The Committee discussed the recommendation contained in the report and the representations that had been received together with other matters including the terms of the Local Plan and highways. Having taken into account relevant local and national policies and legislation, it was…”

Minutes