Four dwellings at Land At (Os 8324 4943), Upton Road, Callow End

What was proposed

Permission in principle was sought for up to four dwellings on agricultural land south-west of Callow End.

“The application site is situated to the south-west of Callow End and is accessed via a private track located to the south-east of the site, which connects directly onto the B4424. The land is currently in agricultural use and forms part of the wider rural landscape surrounding the settlement.”

Officer report

The site and its surroundings

The site was accessed by a private track, had sloping land, boundary vegetation and a public right of way along its southern edge.

“The site exhibits varied topography, gently sloping downwards toward the south-east, while the land rises more steeply toward the north-west. This change in levels contributes to the site’s natural containment and limits longer-distance views into the site from the surrounding area. Well-established vegetation, including mature hedgerows and trees, is present along the western, northern and eastern boundaries.”

Officer report

Earlier applications

Earlier approvals covered four camping pods and changes to a storage building for a farm-style shop.

“Application Reference Description Decision 20/00346/FUL Erection of 4No. Camping Pods for tourist accommodation Approved 20/00920/FUL Material change of use, extension and alterations to existing storage building to form new farm-style shop (retrospective Approved…”

Officer report

What officers recommended

Officers recommended approval because the site was considered accessible, suitable for infill housing and affected by only modest adverse impacts.

“In the context of the “tilted balance” in favour of sustainable development as set out in the revised NPPF, the proposal is considered locationally sustainable. The site is adjacent to existing residential units, benefits from proximity to key local services, and is supported by public transport links.”

“In this case, the land is Grade 3, which falls outside the highest protection category, and the modest extent of the site means that its contribution to the district’s overall agricultural resource is limited. The NPPF also recognises that planning decisions must balance the protection of agricultural land with the pressing need to deliver housing, especially in areas where there is a demonstrable shortfall in supply.”

Officer report

Who spoke

An objector, the applicant’s agent, a representative supporting the applicant and two ward members addressed the committee.

The committee’s decision

Councillor Tom Wells proposed refusal against the recommendation, and Councillor Kathy Wells seconded the motion.

“A motion to REFUSE planning permission, contrary to officer recommendation, was proposed by Councillor T Wells, seconded by Councillor K Wells and…”

Minutes

Why permission was refused

Permission in principle was refused because the remote site would intrude into open countryside and cause significant landscape harm when viewed from the public right of way.

“The application site by virtue of its remote position sits apart from the main settlement of Callow End. The proposed development would amount to an unwarranted and intrusive encroachment into the Open Countryside particularly when viewed from the Public Right of Way (PW-697) failing to conserve or enhance the wider landscape and would result in demonstrable and significant harm.”

Minutes