41-home residential development at Land Off Manor Green, Ketton

What was proposed

The application proposed 41 homes, including affordable housing, open space, allotments, access improvements, off-site highway works and ecological enhancements.

“EXECUTIVE SUMMARY This submission seeks permission for residential development comprising 4x1-bedroom units, 17x2-bedroom units, 16x3-bedroom units and 4x4- bedroom units including open space, allotments, improved site access including off-site highway works and ecological enhancements.”

Officer report

The site and its layout

The site was a 5.8-hectare agricultural field adjoining the village, with access from Manor Green and open space, paths and allotments.

“The site has two access points, the principal access from Manor Green to the south with a secondary and narrower access from Hunt’s Lane to the east. The latter comprises a section of a Public Right of Way E335. This path leads from the village centre via Hunt’s Lane and then spans the field diagonally to link with a bridleway on the northern boundary.”

“The vehicular access would be from Manor Green via an upgrading of the existing agricultural track with off-site improvements to Manor Green including resurfacing between the site and Empingham Road along with the partial widening of the road adjacent to The Green to try and alleviate the existing car parking pressures and to allow enhanced vehicular access for both existing and future residents.”

Officer report

Earlier application and appeal

A comparable application was refused and its appeal dismissed because housing policies opposed development outside the settlement boundary while the council had a five-year supply.

“The application is a resubmission of application 2022/0066/MAF which sought permission for a comparative proposal. That application was refused on 23rd June 2023 on the grounds of conflict with the development plan due to its location on the edge of but outside the settlement boundary of Ketton at a time when the Council could demonstrate a housing land supply in excess of 5-years.”

“The subsequent appeal was dismissed with the Inspector noting conflict with policies CS4 and SP6 and policies KT1 (sustainable development), KT7 (amenity open space) and KT11 (location and scale of new housing). Benefits were noted as being significant but not sufficient to outweigh the conflict with the development plan policies and the Framework given the Council could demonstrate the required housing land supply at that time.”

Officer report

What officers recommended

Officers recommended approval because the housing shortfall triggered the tilted balance and the proposal’s housing, affordable homes, open space and ecological benefits outweighed its conflict with policy.

“The proposal is considered to comply with these (see below). Furthermore, benefits from the proposal, which include the provision of housing, affordable housing, open space, ecological enhancements and social and economic benefits, are significant and the previous reason for refusal relied on the Council meeting the required 5-year housing land supply which is no longer the case.”

“The application has been subject of a high number of objections; however, the lack of the required 5-year housing land supply tilts the balance in favour of an approval with several benefits identified. The application is therefore recommended for approval sub ject to conditions and a s.106 agreement.”

Officer report

Consultation and objections

The parish council and 133 representations objected, while statutory consultees generally raised no objection subject to conditions and further details.

“Ketton Parish Council Object on the following grounds: Outside the Planned Limits of Development of Ketton, a greenfield site in open countryside, contrary to policies KT1 and KT11 of the Neighbourhood Plan. Loss of at least one tree and much valued green space Highway safety given pedestrian footfall, access, existing parking, increased traffic creation. Disproportionate amount of development in the village.”

“06/06/2023 V1 Highway Authority No objection subject to conditions and informatives. LLFA No objection subject to a condition regarding revised sustainable drainage scheme with multifunctional and biodiversity enhancements. Housing Strategy No objection following amendments to the application. PROW No objection but seek additional information including dimensions, materials, levels around the attenuation zone etc. Forestry Officer No objection.”

Officer report

Who spoke

An objector raised concerns about safety, green space, trees and the neighbourhood plan, while the agent highlighted technical compliance, affordable housing and open space.

Members’ discussion

Members debated the neighbourhood plan, transport evidence, additional conditions, housing supply, affordable housing, open space, road safety and policy conflicts.

“Committee members discussed the weight of the neighbourhood plan, the adequacy of transport assessments, and the appropriateness of imposing additional conditions. Officers advised that the current policy context made refusal difficult to defend at appeal.”

“During debate, members weighed the lack of a five-year housing land supply and affordable housing provision against concerns over loss of open space, road safety, and neighbourhood plan conflicts.”

Minutes

The vote and decision

Councillor A Brown proposed approval, the motion passed by five votes to four, and the application was approved subject to the reported conditions.

“It was proposed by Councillor A Brown and seconded that the application be approved subject to the conditions in the report.”

“Upon being put to the vote, with five votes in favour, four against, the motion was carried.”

Minutes