Four to nine homes at Land Off St Michaels Close, Halam

What was proposed

The application sought permission in principle for four to nine homes, with detailed design and other matters left for a later stage.

“The application seeks Permission in Principle (the first of a 2-stage process) for residential development of 4 to 9 dwellings. No specific details are required at this stage. Permission in Principle requires only the location, the land use, and the amount of development to be assessed. If residential development (as is the case in this application), the description must specify the minimum and maximum number of dwellings proposed.”

Officer report

The site and access

The site is undeveloped land behind homes in Halam, reached through St Michaels Close, and lies in Flood Zone 1.

“This application is being referred to the Planning Committee for determination as the application represents a departure from the plan. The Site 1.1 The site is undeveloped land to the rear of dwellings fronting Radley Road within Halam and is accessed via St Michaels Close. St Michaels Close is a private access which serves a two-storey dwelling (Holbeck Cottage), 4 terraced bungalows, and the field which forms the majority of the site.”

“The site is not within a Conservation Area and there are no listed buildings nearby. The site is within Flood Zone 1 and at low risk of surface water flooding.”

Officer report

Earlier planning history

An earlier agricultural building application received prior approval, but it was not implemented and is no longer extant.

“Relevant Planning History 17/00484/AGR Portal framed agricultural building – Prior Approval Not Required (Not implemented and no longer extant) 3.0 The Proposal…”

Officer report

What consultees said

Highways advised against permission over access safety, while the parish council and residents objected over highways, flooding, character, facilities and backland development.

“Consultations and Representations 6.1. Comments below are provided in summary - for comments in full please see the online planning file. Statutory Consultations 6.2. NCC Highways - Recommend that permission should not be granted due to the application not being able to achieve a safe and acceptable access contrary to Paragraph 115, 116 and 117 of the NPPF. Town/Parish Council 6.3.”

“Concerns have also been raised to the development being backfill development which would disrupt the character and appearance of the village which is linear in design. Appraisal 7.1. The key issues are: • Location • Land Use • Amount of Development…”

Officer report

Who spoke

A parish council representative and a member of the public spoke against the application.

What members debated

Members discussed the limited scope of permission in principle, the countryside location, facilities, walking to Southwell, highways, backland development and the scale of housing.

“The Committee recognised the specific range of matters that could be considered in the PIP application, being limited to the consideration of the site location, proposed land use and quantum of houses. Members recognised that the Council has no 5 year housing land supply. Nevertheless, Members raised concerns with the open countryside location and lack of local facilities. Concerns were raised about walking to Southwell.”

Minutes

How members voted

The approval vote was lost 2–8, and the subsequent refusal motion passed 8–2.

“A vote was taken and lost for approval with 2 votes For and 8 votes Against.”

“The motion to Refuse planning permission was moved by Councillor Freeman and Seconded by Councillor Rainbow.”

Minutes

The committee decision

Planning permission was refused despite the housing land supply position, with the refusal wording delegated to the Business Manager for Planning Development.

“(a) contrary to Officer recommendation, Planning Permission be refused notwithstanding the Council’s lack of 5 year housing land supply on the basis of conflict with Policy DM8, open countryside location, backland development and disproportionate number of houses.”

“(b) the wording for refusal be delegated to the Business Manager for Planning Development.”

Minutes