Spine road and drainage at Highover Way, Hitchin

What was proposed

The application sought approval for the main spine road, drainage ponds, swales, signage and related highway and service infrastructure for future development parcels.

“Reserved Matters application for Construction of the main spine road (The Avenue) from Stotfold Road connecting to High Dane, creation of drainage ponds, swales and other associated drainage infrastructure, signage and other necessary highway and service infrastructure (to serve future development parcels)”

Officer report

The site and setting

The site comprises disused arable fields between the railway, Stotfold Road and Hitchin’s built-up edge, with hedgerows and Highover Farmyard nearby.

“The site is located to the north-east of Hitchin, within a roughly triangular shape between the Great Northern railway line, Stotfold Road and the built-up edge of the town. The industrial estate sits to the north and primarily residential development to the south and west of the site. Letchworth garden City is located to the east, with a gap of about 700m comprising arable land.”

“The land currently comprises several disused arable fields of varying sizes. There is established hedgerow around much of the perimeter of the site and some field boundaries. The Highover Farmyard is located at the end of Highover Way and adjoins the application site at the south.”

Officer report

Planning history

The proposal is phase 0 of an outline permission for 700 homes, with the spine road and site-wide drainage needed before other development parcels.

“These reserved matters are the subject of outline planning permission ref. 18/01154/OP and relates to the infrastructure ‘phase 0’ of the development for 700 homes. Infrastructure is limited to the main road through the site and site wide drainage infrastructure.”

“Alongside this application, the applicant has also sought to discharge various conditions to the outline planning permission ref. 18/01154/OP, in particular Condition 5 relating to the Site Wide Phasing and Delivery Plan (25/00076/DOC) and Condition 6 relating to the Site Wide Design Code (24/02906/DOC). Both these conditions are required to be discharged prior to approving the first application for reserved matters.”

Officer report

What officers recommended

Officers recommended approval because the scheme provided a functional, accessible design consistent with the masterplan, design code, phasing plan and planning policies.

“Subject to appropriately worded conditions, Officers consider that the proposed development would be of good quality design which would help facilitate further development parcels. The proposals are of a functional layout and suitable appearance for the wider development; and host good accessibility to and within the site itself. The proposals are in accordance with the Strategic Masterplan, Design Code and Phasing and Delivery Plan.”

“There are no material considerations to indicate that the application should not be determined in accordance with the development plan. For the reasons set out above it is officer’s view that the proposed development would accord with the development plan including the adopted Local Plan, and that there are no reasons to withhold the approval of reserved matters. As such, details should be approved subject to conditions.”

Officer report

Consultation responses

Highways, ecology, flood, water, design, transport and greenspace consultees raised no objection, while archaeology requested further investigation and a condition.

“HCC Archaeology – Noting that the works set out in the WSI need to be complete before development commences. Further comment was received, and in light of recent archaeological investigation a further condition is proposed.”

“Anglian Water – No objection. Request to be consulted on all RM Applications and condition 5. The LPA has also received a copy of the notice under Section 8(2) of the Water Industry Act 1991 for Advanced Water Infrastructure Networks Ltd to be water and sewerage undertakers.”

Officer report

Residents’ views

Residents mainly objected to traffic, the bus gate, turning and school drop-off arrangements, flooding, drainage and consultation, while one supported the planting.

“Objections: • Concern what type of bus gate is proposed for the spine road; that it is confusing, and that CCTV will not be sufficient to prevent drivers from continuing along the spine road. Subsequent there is concern that the road will become a ‘rat run’ for drivers. • Note that there should be provision for vehicles to turn around before the bus gate via a turning circle or similar. There also needs to be provision for children to be dropped off at the proposed school.”

“This is a list of other comments that are planning considerations, which are not relevant to this type of application as detail based on an already granted outline planning permission: • Objection in principle to housing development at this site. • Objection in principle to the quantum of development and impact that will have on traffic volumes in the area. • Objection in principle to the vehicular access to the site partly from High Dane which will be dangerous.”

Officer report

Who spoke

A public objector and two member advocates spoke against the application; the applicant’s representative spoke in support.

Committee discussion

Members discussed the bus gate camera, the site’s strategic importance, its masterplan status and the existing bus service.

“This application had been accepted at the masterplan stage. • This was one of the strategic sites in the Local Plan and needed to be moved forward. • It would be beneficial to have the camera installed at the start of the project rather than at a later stage. • There was already a bus service in place along the Stotfold Road.”

“In response to points raised during the debate, the Senior Transport Policy Officer advised that installation of a camera was a matter for the Highways Authority and not the Council. Highways were required to follow the correct procedure and demonstrate the need for a camera before one could be installed.”

Minutes

The vote

Permission was proposed and seconded, then approved by the committee following a vote.

“Councillor Emma Fernandes proposed to grant permission and this was seconded by Councillor Ian Mantle.”

“Having been proposed and seconded and, following a vote, it was:”

Minutes

The decision

Planning permission was granted subject to the report’s conditions and delegated authority for minor updates to conditions and informatives.

“RESOLVED: That application 24/02780/RM be GRANTED planning permission subject to the conditions set out in the report of the Development and Conservation Manager and the delegation of authority to the Development and Conservation Manager to update conditions and information with minor amendments as required.”

Minutes