70 homes at Land West Of Allenby Road, Southwell

What was proposed

Outline permission was sought for up to 70 homes, affordable housing, highway works, open space, play space, landscaping, drainage and associated infrastructure.

“Report Summary Application No. 25/01879/OUTM Proposal Outline planning application (with all matters reserved except for access to Allenby Road) for up to 70 dwellings (including affordable housing), highway works, public open space, children's play space, landscaping, drainage and all other associated works, including infrastructure.”

“The site has the following constraints: • Flood risk – Zone 1 • Buildings of local interest • Footpaths Southwell FP45 & FP30 • Conservation Area setting 2.0 Relevant Planning History 2.1. PREAPM/00198/25 Erection of up to 70 dwellings Positive advice given 20.10.2025 3.0 The Proposal 3.1 This application seeks outline planning permission (with all matters reserved except for access to Allenby Road) for up to 70 dwellings (including affordable housing provision),…”

Officer report

The site and its surroundings

The 3.59-hectare site consists of agricultural fields west of Southwell, bounded by hedges and trees, with two public footpaths crossing it.

“Recommendation That Planning Permission is APPROVED subject to the condition(s) detailed at Section 10.0 and subject to the signing of a S106 for the contributions. This application is being referred to the Planning Committee for determination, in accordance with the Council’s Scheme of Delegation, as the site is a departure from the plan.”

“The site relates to existing open agricultural fields to the west of the existing settlement of Southwell. The site is bounded on all sides by a large mature hedgerow and hedgerow trees to the north, west and southern boundaries. One tree is located within the site. An existing informal field farm access is located to the east of the site, from Allenby Road, forming a break in the hedgerow.”

Officer report

Planning history

There was no planning history for the site, although earlier pre-application advice on up to 70 homes was positive.

“There is no planning history relating to the site.”

Officer report

What officers recommended

Officers recommended approval because housing would help address the five-year supply shortfall and no strong reason for refusal outweighed the benefits.

“The application is for outline planning permission with all matters reserved apart from access. The Council cannot demonstrate a 5yr housing land supply with the Council’s current supply at 3.84yrs. Therefore, the tilted balance in favour of sustainable development as stated in paragraph 11d of the NPPF is engaged. 9.2.”

“The proposal is therefore considered acceptable and in Officer’s opinion there is not a strong reason for refusing outline planning permission, which would outweigh the benefits of delivering housing in this highly sustainable location that would contribute to the Council’s 5yr Housing Land Supply.”

Officer report

Consultation responses

Highways and flood officers raised no objections subject to conditions, while conservation officers identified less than substantial heritage harm and health contributions were requested.

“NCC Rights of Way – Requires further information 1. Proposed maintenance of the footpaths 2. Traffic/ private vehicular access/intensification, would this be a danger to ROW users? 3. Clarification on who would maintain the footpaths going forward. Any change to the surface composition must be agreed with the Rights of Way Team. 4. How the developer would ensure the safety of the public, during the building phase.”

“Details of this could be provided to the developer upon planning consent being granted and the development starting and any uncommitted funding could be returned within an agreed expiry period. Financial contribution requested - £68,740.00 (70 x £982 per dwelling) NSDC Conservation The proposed /development is considered to result in less than substantial harm to the setting of the Southwell Conservation Area, resulting in harm to the historic rural setting of the town.”

Officer report

Who spoke

A representative of Southwell Civic Society and another objector spoke against the application, while the agent spoke in support.

What members debated

Members debated whether this was the wrong site, its countryside and gateway impacts, visibility, agricultural quality, urban creep, services, footpaths and the tilted balance.

“Members considered the application, and it was commented that this was a wrong site for development. There was an emerging Neighbourhood Plan which was being considered. There were better sites in the area which Southwell Town Council had agreed through Referendum. This was a gateway site and was good quality agricultural land. The site was in open countryside which was contrary to policy DM8.”

Minutes

The vote

Members approved the application by seven votes to six, subject to the listed conditions and a legal agreement for contributions.

“AGREED (with 7 votes For and 6 votes Against) that Planning Permission be approved, subject to the conditions contained within the report and the signing of a S106 agreement for the contributions.”

Minutes