Five-home residential development at The Grange Kirklington Road, Hockerton, Newark-on-Trent

The site

The site is a 0.46-hectare area of grass, scrub, agricultural land and hardstanding behind existing buildings on Hockerton’s south-western edge.

“The site is not within a conservation area and is within Flood Zone 1. The application site is nearby to Grade II listed buildings - Pigeoncote and Attached Stable Blocks at Hockerton Grange Farm. Relevant Planning History 2.1. 23/00640/OUT - Outline planning application for residential development of up to 5 no.”

Officer report

Earlier application

An earlier application for up to five homes was refused and dismissed on appeal, before the Council’s housing land supply position changed.

“Furthermore, the backland position would not be in keeping with the pattern of development of the village and would encroach into the landscape resulting in a detrimental impact to the rural and open character of the surrounding area, contrary to Core Policies 9 and 13 of the Amended Core Strategy, Policy DM5 of the Allocations and Development Management DPD, and Part 12 of the NPPF. The [23/00640/OUT] application was subsequently dismissed at appeal. 2.3.”

Officer report

Officers’ recommendation

Officers recommended approval because additional housing would outweigh limited landscape harm, with acceptable access, drainage and ecology subject to conditions.

“Meanwhile, noting the location adjacent to existing built form, and within reasonable distance of some heritage assets, potential heritage impact could be removed by amending the layout (in linear form) and using materials that are sympathetic to these assets. The final layout and appearance would be assessed at reserved matters stage. 9.3.”

“Impacts regarding appearance, layout, scale and landscaping would be reserved matters and it is considered a scheme can be achieved that would be acceptable. The recommendation is to approve outline planning permission subject to conditions and a UU to secure monitoring for BNG. Conditions 01 Application for approval of reserved matters shall be made to the Local Planning Authority not later than three years from the date of this permission.”

Officer report

Residents’ concerns

A local resident raised concerns about countryside development, scale, privacy, drainage, flooding, agricultural land and the surrounding character.

“NSDC Ecology – Following continuous engagement between the agent and the Council’s ecologist, initial BNG related information has been amended to address all the concerns. Based on the most recent comments from the Council’s ecologist, the amended information is considered to resolve the previous concerns with regards to the BNG assessment and bat and bird box location plan.”

“Comments have been received from one (a couple) local resident that can be summarised as follows: - Inaccurate information on historical use of the site or its association with adjacent Grange Farm - Presumption in favour of sustainable development should not provide sufficient grounds for planning permission - Site is countryside, not previously developed land - Scale of the proposal could result in overbearing impact - Loss of privacy - Drainage and potential flooding -…”

Officer report

Who spoke

An objector spoke against the application and the agent spoke in support.

Members’ debate

Members questioned the countryside location, cumulative development, transport safety and the number of homes, while others considered the site suitable and unobtrusive.

“Members considered the application, and concern was raised regarding the cumulative impact of this site and including other sites that had recently been granted planning permission in this area. The site was in the open countryside and considered perhaps one house too many for this field, although the development did not front the road.”

Minutes

The vote

The committee approved planning permission by nine votes to two, subject to the conditions in the report.

“AGREED (with 9 votes For and 2 votes Against) that Planning Permission be approved, subject to the conditions contained in the report.”

Minutes

The decision

Planning permission was approved subject to conditions, including reserved matters, drainage, construction, tree protection and biodiversity requirements.

“Reason: To ensure that adequate protection is afforded to the existing vegetation and trees to remain on site, in the interests of visual amenity and biodiversity. 06 No development or site preparation works (including demolition, groundworks or drainage) shall commence until a Tree Protection Plan (TPP) and Arboricultural Method Statement (AMS), in accordance with BS5837:2012, have been submitted to and approved in writing by the LPA.”

Officer report