17-home rural exception scheme at Land At Main Street, Flintham

What was proposed

The application sought 14 affordable homes, including six discount market homes, three self-build plots, access, parking, open space and infrastructure works.

“Proposal Hybrid planning application for a rural exception development, including full planning permission for 14 affordable dwellings including 6 discount market sales dwellings with associated provision of car parking, open space, landscape, access and infrastructure works, and outline planning permission for 3 enabling self-build market dwelling plots.”

“This Hybrid application seeks permission for a rural exception development, including full planning permission for 14 affordable dwellings including 6 discount market sales dwellings with associated provision of car parking, open space, landscape, access and infrastructure works, and outline planning permission for 3 enabling self-build market dwelling plots.”

Officer report

The site and surroundings

The 1.2-hectare countryside site lies east of Flintham’s built-up area within the Conservation Area, with an orchard, protected trees and a public footpath.

“The 1.2 hectare site comprises a field with the appearance of pasture and with an orchard covering the western part, located in countryside to the east of the built up part of Flintham, and within the Conservation Area. A public footpath crosses the site from Main Street in the south west to the eastern boundary. The site is enclosed by deciduous hedgerow and trees, and there are two gated accesses from Main Street.”

“The Conservation Area Townscape Appraisal identifies the site as part of a larger positive open space (landscape), with the Main Street boundary hedge identified as a ‘significant hedge’, and all the buildings in the vicinity are identified as ‘positive buildings’ (special architectural or historic character). An ‘important vista’ is also identified from Main Street to the north through the orchard. The site is also subject to a Tree Preservation Order (TPO).”

Officer report

Earlier applications

Earlier schemes for homes on the site were refused and appeals dismissed, including the previous hybrid scheme refused in 2023 and dismissed on appeal in 2024.

“The application is a resubmission of the previous scheme which was refused planning permission on 04.10.2023 with the decision being upheld by the Planning Inspectorate who dismissed the appeal on 18.03.2024.”

“An application for the same development was submitted in 24.10.2024 however the Borough Council took the view that as there were no changes to the Development Plan or changes to the material considerations surrounding the site at this point in time, the decision to exercise rights under 70A of the Town and Country Planning Act 1990 (as amended) to decline to determine this application declined was activated.”

Officer report

Officers recommended refusal

Officers recommended refusal because the scheme was too large for a rural exception site, lacked robust evidence of local need and caused environmental and heritage harm.

“The application site has been assessed as not falling into the definition of a rural exception site by virtue of its size, as the scale of the development would not be considered small-scale in the context of Flintham. Furthermore, the submitted Housing Needs Survey is neither robust or up-to-date, and, therefore, it has not been demonstrated that there is a local need for the proposed development.”

“For the above stated reasons, it is considered that the proposal would conflict with local and national policy guidance and the statutory duty under S72 of the Planning (Listed Buildings and Conservation Areas) Act 1990. Whilst the provision of affordable housing weighs in favour of the scheme its provision on this site does not outweigh the harm that has been identified above and it is recommended that planning permission be refused.”

Officer report

Main planning concerns

The proposal would urbanise the countryside, harm the Conservation Area, rely heavily on private cars, lose protected orchard and trees, and fail design and bat safeguards.

“There has also been identified harm to the rural character of the site and surrounding countryside as well as impact to heritage assets in the form of adverse impact on the character and appearance of the Conservation Area. The application is also not in compliance with the adopted Rushcliffe Design Code.”

Officer report

Who spoke

The applicant’s agent and an objector addressed the committee.

The committee’s decision

The committee refused planning permission for the specified reasons set out in the report.

“PLANNING PERMISSION BE REFUSED FOR THE SPECIFIED REASONS SET OUT IN THE REPORT PUBLISHED WITH THE AGENDA”

Minutes