2 to 9 dwellings at Land At Newark Road, Wellow

What was proposed

Permission in principle was sought for between two and nine dwellings, with detailed design reserved for a later consent stage.

“The application seeks Permission in Principle (the first of a 2-stage process) for residential development of 2 to 9 dwellings. No specific details are required at this stage, though a feasibility layout has been provided, and shown below: 3.2 3.3 Permission in Principle requires only the location, the land use, and the amount of development to be assessed.”

Officer report

The site and its setting

The site is a grazing field east of Wellow, beside woodland and agricultural land, near the Wellow Conservation Area but outside it.

“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 relates to an agricultural field, used for grazing, to the east of the village of Wellow. The field sits to the south of the A616 (Newark Road) and is bound to the east and west by woodland, and to the east by agricultural land and a bungalow. The field boundaries are post-1845 mixed hedgerows and wire fencing.”

“The site is not within a Conservation Area and there are no listed buildings nearby, however, the site is roughly 100-130m to the east of the Wellow Conservation Area…”

Officer report

What officers recommended

Officers recommended approval because housing benefits, the site’s relationship with the village and the tilted balance outweighed the identified concerns in principle.

“Where a protected asset or designation provides a strong reason for refusing development this would outweigh the tilted balance and the benefits of housing provision. Whilst the site is within the setting of the Wellow Conservation Area this alone would not provide a strong reason for refusing development on this site, only once the details are proposed would the impact upon the setting of the Wellow Conservation Area be fully appreciated. 7.16.”

“There are no impacts at this stage that would warrant refusal when applying the tilted balance in accordance with paragraph 11(d) of the NPPF, which favours the presumption in favour of development unless there are strong reasons for refusing the development proposed. Whilst Wellow is an ‘other village’, with limited amenities, Wellow has transport connections to nearby service centres.”

Officer report

Consultation responses

Highways officers requested access improvements, while the parish council opposed the proposal and public representations mainly raised objections.

“NCC Highways – Comments have been provided referencing the 85th percentile speed at this location at 40.7 mph which is in excess of the 30mph speed limit based on 2024 surveys, and three recorded personal injury collisions (PICs) on the A616 Newark Road in the vicinity of the site have been recorded. They identify that residents would need to cross the A616 to walk into the village and consider it likely that future residents would be reliant on car travel.”

“Representations/Non-Statutory Consultation 6.4. 18 representations have been received, consisting of 17 objections and one in support. The concerns raised include the following: a. Access. b. Character of the area c. Countryside an inappropriate location d. Highway safety e. No need for new housing, sufficient market provision exists f. Maintenance of the dyke g. Flooding and drainage h. Increase of fossil fuels usage i. Strain on services, and limited amenities in Wellow j.”

Officer report

Who spoke

A member of the public spoke against the application and the agent spoke in support.

Members’ debate

Members differed over whether the site was acceptable beside built development or whether additional houses would be out of character in the countryside.

“Members considered the application and whilst some Members felt that the proposal was acceptable given that the site was located adjacent to the 30mph speed area of the road, and the other side of the road was also built up. Other Members felt that the proposed houses on the front were in keeping with the street scene but suggested that the development should not go beyond that as it would be out of character with Wellow.”

“The Senior Planning Officer advised the Committee that the proposed application did not provide any details of the proposed design therefore the Committee did not have the knowledge of what the character and design of the area would be.”

Minutes

The vote and decision

Permission in principle was approved by eight votes to four, as set out in the officer recommendation.

“AGREED (with 8 votes For and 4 votes Against) that Permission in Principle is approved, as contained within the report.”

Minutes