50-home reserved matters scheme at Land On The North Side Of Cold Overton Road, Langham

The site and surroundings

The site is a 3.75-hectare agricultural field outside Langham’s planned limits, adjoining open countryside and residential properties, and within low-risk Flood Zone 1.

“Site & Surroundings 1. The application site comprises an agricultural field located off Cold Overton Road to the west of the village centre of Langham. The application site comprises an area of approximately 3.75 ha (9.3 acres and consists of a single arable field.”

“The site is located solely within Flood Zone 1 of the Environment Agency's Flood Risk Maps. Therefore, the site is assessed as having low risk of flooding (less than 1 in 1000 annual probability of river flooding). Overhead power lines cross the south-western corner of the site, and the applicants retained adjacent land to the west.”

Officer report

Earlier permissions

Outline permission for up to 50 homes was granted in 2022, followed by approvals reducing the northern buffer and amending the access.

“Proposal Background 5. Outline planning application for a development of up to 50 dwellings with all matters reserved except for access and subject to a s106 agreement was granted permission under LPA ref: 2021/1423/MAO on the 27 th September 2022. This established the principle of the residential development, together with details of the access.”

“2023/0577/FUL – Section 73 application to vary Condition No. 24 (Landscaped Buffer to the Northern Boundary with The Glade) on planning permission for the erection of up to 50 no. dwellings with associated access, highways, open space, and drainage infrastructure (all matters reserved except access). Approved 24th August 2023. This reduced the minimum landscaped buffer on the northern boundary from 20m to a minimum of 10m.”

Officer report

Consultees and residents

Consultees raised no objection subject to conditions, while residents and the parish council raised concerns including flooding, traffic, biodiversity, security and village character.

“Langham PC and 3 residents have raised concerns about the increased risk of flooding, but the site is situated within a low-risk flooding area and the LLFA have given careful consideration to the applicant’s flood risk mitigation submission and raises no objection subject to a safeguarding condition before commencement of any on site work.”

“The key concerns of residents who have responded as follows: - • Concerns that the development will result in increased Flood Risk • Overlooking of Ranksborough - Lodge Park (Dormer Windows) Rooflights preferred • Traffic Congestion • Bio- Diversity problems plus landscaping • Crime/Security concerns due to gated access to northern green landscaped/buffer zone alternative gated access preferred.”

Officer report

Who spoke

A member of the public spoke against the recommendation, and the agent spoke in support.

What members discussed

The committee discussed affordable housing, the northern landscape buffer, public open space, sustainability measures and surface-water drainage.

“The scheme included 30% affordable housing, comprising 13 discounted market dwellings and two affordable rent units to be transferred to a registered provider, as agreed in a section 106 variation. The arrangement was confirmed by the applicant and officers.”

“A 17-metre landscape buffer with tree and wildflower planting would be established along the northern boundary, maintained by a management company and gated from public access. Public open space, including a play area, will be provided and managed by the same company.”

Minutes

The vote

A motion to approve the application subject to the report’s conditions was unanimously carried, with ten votes in favour.

“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 ten votes in favour, the motion was unanimously carried.”

Minutes