Two detached homes at Stevenage Road, Todd's Green

The site and surroundings

The 1,913-square-metre horse paddock lies within the Green Belt between two homes, opposite several properties including a Grade II listed cottage.

“The application site (total area 1913 sq metres) is located on the west side of Stevenage Road within the settlement of Todds Green. The site contains a small shed and stable and the land is used as a horse paddock. The site, as well as all of Todds Green is located within the Green Belt.”

“The site lies between two residential properties – Todds Corner Green to the north and Shangri-La to the south. Opposite the site to the east are several other properties including ‘Thatched Cottage’ a grade 2 listed building. The site has a field gate access onto Stevenage Road, a classified highway which runs south into Fishers Green and Stevenage.”

Officer report

What officers recommended

Officers recommended permission because the proposal was considered appropriate Green Belt development, sustainable, well designed and beneficial despite minor harm to openness.

“The proposed development would constitute limited infilling in a village and utilise Grey Belt land given that the proposals are in accordance with the provisions set out in paragraphs 154 and 155 of the NPPF. Therefore, the provision of two dwellings is not inappropriate development within the Green Belt. No harm would arise from the proposed development with regards to the five purposes of the Green Belt as set out in paragraph 143 of the Framework.”

“The various social, economic and environmental benefits to the area would in my view outweigh the relatively minor harm to Green Belt openness. Accordingly, it is considered that there is no strong reason for refusing the development under paragraph 11 d) i) of the Framework and any identified harm is outweighed by the various benefits of this scheme in a sustainable location. It is concluded that the development can therefore be supported.”

Officer report

What consultees said

The parish council objected, while highways and ecology officers raised no objections subject to conditions and environmental health recommended safeguards.

“Wymondley Parish Council: Object on the basis of the following concerns:”

“NHDC Environmental Health: Contamination - Recommends conditions Noise – Recommends a condition Air Quality – Recommends an EV charging condition…”

Officer report

Who spoke

A written objection was read for the absent member advocate, and the applicant’s agent spoke in support of the proposal.

The committee vote

A refusal proposal was not seconded; a proposal to grant permission was seconded and the committee then voted.

“Councillor Caroline McDonnell proposed to refuse permission on the grounds that no very special circumstances had been demonstrated to allow development under the Green Belt but this was not seconded.”

“Councillor Nigel Mason proposed to grant permission and this was seconded by Councillor Tom Tyson.”

Minutes

The final decision

Planning permission was granted subject to the conditions set out in the report.

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

“RESOLVED: That application 25/00949/FP be GRANTED planning permission subject to the conditions set out in the report of the Development and Conservation Manager.”

Minutes

Main conditions

Conditions covered the access, construction management, materials, building levels, ecology, contamination and landscaping.

“No development shall commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority. Thereafter the construction of the development shall only be carried out in accordance with the approved Plan. The Construction Traffic Management Plan shall include details of: a. Construction vehicle numbers, type, routing. b. Access arrangements to the site. c.”

Officer report