Up to 300 homes at Land South Of Stevenage Road, Little Wymondley

What was proposed

The application sought outline permission for up to 300 homes, with access decided now and other details reserved for later.

“Outline planning application for the development of up to 300 dwellings (all matters reserved except for access) (amended plans 23 October 2025)”

Officer report

What officers recommended

Officers considered the proposal acceptable in principle, with substantial housing and biodiversity benefits outweighing limited heritage and agricultural-land harm and moderate landscape harm.

“Great weight is given to the impact of the development identified upon designated heritage assets. Less than substantial harm was identified, with the harm being at the lower end level of the less than substantial continuum. However, the contribution of the proposal to deliver up to 300 new homes is a substantial public benefit, which has been identified earlier in this report as to outweighing the less than substantial harm to the designated heritage assets.”

“Loss of agricultural land Harm Limited Heritage and Archaeology Harm Limited Landscaping and visual impacts Harm Moderate…”

Officer report

What consultees said

Most technical consultees raised no objection subject to conditions or contributions, while the parish council and CPRE objected on sustainability, infrastructure and countryside grounds.

“Wymondley Parish Council – Objects to the application on the following grounds: • The development site is not a sustainable site. • The proposal substantially fails to meet the Neighbourhood Plan criteria. • The scale of development is not proportionate to the size of the existing village. • Concerns around how the development will change the character of the existing village and the resulting challenges on village integration and the social fabric of the community.”

“HCC Growth and Infrastructure – No objection subject to financial contributions via a S106 legal agreement towards Primary Education, Secondary Education, Childcare Services, SEND Services (Special Educational Needs and Disabilities), Library Services, Youth Services, Waste Services and Fire and Rescue Services.”

Officer report

What residents said

Residents submitted 380 comments, including 379 objections, raising concerns about countryside loss, traffic, flooding, infrastructure, pollution, ecology and housing impacts.

“Loss of agricultural land • Loss of countryside • Loss of Green Belt • Loss of wildlife and loss of green space and habitats for wildlife and birds • Inappropriate size and scale of development in the context of the existing village • Concerns around the integration of the new development with the existing village • Traffic and Congestion • Will add more traffic on surrounding roads adding to congestion • Inadequate existing and proposed road infrastructure • Lack of…”

Officer report

Who spoke

Public objectors, a parish councillor, two member advocates and the applicant’s agent addressed the committee before officers responded to points raised.

What members debated

Members discussed transport, bus services, school capacity, village size and mitigation, with some describing the proposal as uncomfortable but finding no legal grounds to refuse.

“The following Members took part in the debate:”

“Mitigations would be in place as the bus service would increase and the size of Wymondley School would not increase hugely. • Despite the issues regarding unsustainability, there was not much choice except to grant permission for the application. • Elements of this application were uncomfortable, such as doubling the size of the village but there were no legal grounds to refuse the application.”

Minutes