Three self-build plots at Land At S of 53 Church Road, Tilney St Lawrence

What was proposed

Outline consent was sought for three self-build dwelling plots, with all matters reserved for later consideration.

“25/01749/O Tilney St Lawrence: Land at E554871 N314281 south of 53 Church Road: Self-Build: Proposed 3 no. self-build plots: [name withheld]…”

“The case officer introduced the report and explained that the application sought outline consent with all matters reserved for future consideration or the development of three plots for self-build dwellings on the western side of Church Road in Tilney St Lawrence. The site was located approximately 490 m north of the crossroad junction of Church Road / St Johns Road / Magdalen Road / School Road.”

Minutes

The site and its setting

The site is about 400 metres beyond the village development area, in countryside and within Flood Zone 3a and a tidal hazard zone.

“Tilney St Lawrence, combined with Terrington St John and St John’s Highway, was classified as a Tier 4 settlement (Key Rural Service Centre) under Policy LP01 of the Local Plan 2021 – 2040.”

“The site was located some 400 m beyond the development area of the village in an area classified as ‘countryside’, and within Flood Zone 3a plus Tidal Hazard Mapping Zone of the Environment Agency’s mapping.”

Minutes

Why officers recommended refusal

Officers considered countryside harm and failure of the flood-risk sequential test outweighed the benefits of three self-build homes and a footpath.

“The proposal is located outside of the development boundary of Tilney St Lawrence and contrary to the Council's strategic strategy with regard to the provision of windfall residential development in tier 4 settlements being in with adjoining the development boundary. Some weight is afforded to the self-build and custom nature of the development when considering the planning balance as the Council does not have an adequate supply of self-build and custom housing.”

“Notwithstanding this, the adverse impact of the proposal, when considering the impact upon the character and appearance of the countryside and erosion of a significant gap between pockets of housing, is considered to outweigh the positive contribution that the granting of three self-build and custom dwellings and a footpath along Church Road. Significantly, the proposal also fails the Sequential Test with regards to Flood Risk.”

Officer report

Responses and suggested measures

The Environment Agency raised no objection subject to flood mitigation, while highway and historic environment matters could have been addressed through conditions.

“The site lies within Flood Zone 3a and Tidal Hazard mapping zone. The application is accompanied by a site-specific Flood Risk Assessment which indicates mitigation measures raising Finished Floor Levels by 1m above existing ground levels plus 300mm of flood resilient construction above FFL. The Environment Agency have raised no objections subject to this mitigation being secured via condition on any approval; so, the development could be made safe.”

Officer report

Who spoke

A supporting speaker and Councillor Long addressed the committee in favour of the application.

Members’ discussion

Members discussed possible future boundary changes and whether the sites could be reconsidered through future local plan updates.

“Members discussed the potential for future boundary changes and the merits of the sites, with some suggesting the sites could be reconsidered in future local plan updates…”

Minutes

The vote

The refusal recommendation was carried with 10 votes for refusal and one abstention.

“The Democratic Services Officer then carried out a roll call on the recommendation to refuse the application and, after having been put to the vote, was carried (10 votes for refusal and 1 abstention).”

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The decision

The application was refused as recommended.

“RESOLVED: That the application be refused as recommended.”

Minutes