One self-build dwelling at Land Known As The Orchard, Snailswell Lane, Ickleford

What was proposed

The application proposed one self-build dwelling with landscaping, parking and a new vehicular crossover from Snailswell Lane.

“Erection of one self-build dwelling including hard and soft landscaping, parking and creation of vehicular crossover off Snailswell Lane…”

Officer report

The site and surroundings

The site is outside Ickleford’s settlement boundary, within its built core, beside residential dwellings, and designated as Green Belt.

“The application site comprises a parcel of land off Snailswell Lane, adjacent to Mildens and a parcel of land adjacent to Glendale, residential dwellings. The site is outside of the settlement boundary for Ickleford, but is in Lower Green, part of the built core of Ickleford. The site is brushed over by the Green Belt.”

Officer report

What officers recommended

Officers recommended approval, considering the proposal acceptable and compliant with relevant local plan policies and the National Planning Policy Framework.

“The proposed development is considered acceptable and is considered to comply with the necessary provisions of the Local Plan policies and the National Planning Policy Framework. Grant conditional permission.”

“That planning permission be GRANTED subject to a) the expiry of the deadline for the Lead Local Flood Authority to respond to the consultation request, or b) a response being received from the Lead Local Flood Authority with any conditions requested being added, and following conditions:”

Officer report

What residents said

Residents objected to Green Belt and character harm, privacy and overshadowing, unsafe access, flooding, drainage, traffic and biodiversity loss.

“- Conflict with Green Belt Policy. - Breaches Policy SP2 and Ickleford Neighbourhood Plan Policy SD1. - Does not respect local character. - Lack of a proven need or wider public benefit. - Overdevelopment of the site and harm to local character. - Precedent would be set for development on Snailswell Lane. - Harm to residential amenity. Loss of privacy, light and overshadowing. - Conflict with users of the BOAT along Snailswell Lane.”

“- Surface water pooling occurs, and the development would increase overland flow of water. - No SuDS strategy has been presented. - Harm to openness of the Green Belt. - Intensification of vehicle traffic would potentially conflict with other users of the road and BOAT. - Visual and Spatial openness harm to the Green Belt. - Inaccurate comparison to neighbouring dwellings in terms of scale.”

Officer report

Who spoke

Three public objectors, a parish councillor and a councillor speaking as member advocate addressed the committee against the proposal.

What members discussed

Members discussed the Green Belt and Grey Belt assessment, infill, the byway, access, construction controls, drainage, bedrooms and possible conditions.

“A BOAT was a ‘byway open to all traffic’ and was the responsibility of Herts County Council Right of Way, rather than Highways. • The site was originally considered as not being inappropriate development in the greenbelt, but it was subsequently assessed to comprise development on greybelt land, as described in the submitted planning statement. Officers agreed with this assessment and there were no strong reasons for refusal of the application.”

“This application should be considered as an application for a 4-bedroom house in a rural area, which would make it inappropriate development in the greenbelt and was contrary to policies of the Local Plan and Ickleford Neighbourhood Plan. • Whilst the proposal was for a 3-bedroom dwelling, the size proposed would allow for 4 bedrooms. • The site was not within the defined settlement of Ickleford, therefore should not be considered infill.”

Minutes

The committee vote

A motion to grant permission with the report conditions and two additional conditions was proposed and seconded before the vote.

“Councillor Nigel Mason proposed to grant permission subject to the Conditions included in the report of the Development and Conservation Manager, with the addition of Condition 15, as outlined in the Supplementary Document, and Condition 16, as outlined by the Planning Officer. This was seconded by Councillor Clare Billing.”

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

Minutes

The decision

Planning permission was granted with the report conditions and additional conditions requiring a surface water drainage scheme and contamination procedures.

“RESOLVED: That application 25/01790/FP be GRANTED planning permission subject to the conditions set out in the report of the Development and Conservation Manager, with additional Conditions 15 and 16 as follows:”

“Construction shall not begin until a detailed surface water drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority. The surface water drainage scheme must prioritise the use of source control Sustainable Drainage Systems (SuDS) in consideration of the Non-Statutory Technical Standards for SuDS and demonstrate no increase in flood risk as a result of the Proposed Development with sufficient supporting evidence provided to…”

Minutes