Six-home residential development at Land Between 18 And 40 Newton Road, Little Shelford

What was proposed

The application sought outline permission for up to six homes, a new access, landscape planting and related development, with several details reserved.

“The proposal 3.1 This outline application seeks planning permission for residential development of up to six dwellings, formation of access, landscape planting and ancillary development.”

“Access forms part of the outline application. Layout, scale, appearance and landscaping are reserved matters for later approval.”

Officer report

The site and surroundings

The site is a paddock outside the village framework, in the Green Belt and countryside, on grade 2 agricultural land near homes, a railway and a conservation area.

“Site description and context 2.1 The site is located on the northern side of Newton Road, outside the Little Shelford development framework and in the Green Belt and countryside. It measures approximately 0.4 of a hectare in area and lies on grade 2 (very good) agricultural land.”

“There is paddock land to the north with dwellings within the village and the railway line beyond, trees and a watercourse to the east with the built-up part of the village beyond, Newton Road to the south with a ribbon of dwellings in the Green Belt beyond, and a single dwelling in the Green Belt to the west with open agricultural land and the M11 beyond.”

Officer report

What officers recommended

Officers recommended refusal because the development was inappropriate in the Green Belt and would cause countryside, landscape and agricultural land harm that benefits could not outweigh.

“Very special circumstances Recommendation: Refuse Report contents Document section Document heading 1 Executive summary 2 Site description and context 3 The proposal 4 Relevant site history 5 Policy 6 Consultations 7 Third party representations 8 Member representations 9 Local groups / petition 10 Assessment 11 Principle of development in the Green Belt 12 Loss of agricultural land 13 Location and scale of residential development 14 Housing density and mix 15 Character…”

“The site is located outside of any development framework, in the Green Belt and countryside. The proposal is considered to represent inappropriate development which is, by definition, harmful to Green Belt in policy terms.”

Officer report

Consultation responses

The parish council, Anglian Water, the conservation officer and housing officers objected, while highways, ecology, trees, drainage and other consultees raised no objection subject to matters or conditions.

“Recommends conditions in relation to biodiversity net gain, compliance with the submitted report, a scheme of ecological enhancement, and sensitive lighting. Environmental Health Officer (Noise) - No objection 6.12 Recommends conditions in relation to hours of power operated machinery and construction deliveries, and pile driven foundations. Also requests informatives with regards to noise and disturbance, statutory nuisances, and air source heat pumps.”

“Sustainable Drainage Officer - No objection 6.16 Recommends conditions in relation to surface water and foul water drainage disposal. Tree Officer - No objection 6.17 The Arboricultural Site Plan shows that most of the trees and vegetation can be retained whilst accommodating the proposed site layout.”

Officer report

Who spoke

Two objectors spoke, the agent spoke for the application, and a parish councillor spoke on behalf of Little Shelford Parish Council.

What members discussed

Members discussed the site’s Green Belt and grey belt status, affordable housing, agricultural land, outline details and whether the officer’s reasons justified refusal.

“During debate the committee considered the following issues: i. A member commented that the site was outside the development boundary and within the Green Belt. ii. A member referred to the Housing Strategy Team’s objection that due to the location of the site, it should be a rural exception site and deliver 100% affordable housing. iii.”

“The Delivery Manager summarised the recommendation of refusal set out on p210 of the agenda for the reasons set out in the officer’s report, with minor amendments to the reasons as drafted delegated to officers.”

Minutes

The decision and reasons

The committee refused the application because six homes would harm the Green Belt, countryside character and openness, with no need or very special circumstances to outweigh that harm.

“Planning Committee Wednesday, 11 February 2026 Williams), to 0 votes against and 1 abstention (Councillor Peter Fane), the Committee refused the application for the following reasons: • The proposed residential development, by reason of its location outside of the development framework boundary of the infill village of Little Shelford, which has a rural character and scale and a lack of services and facilities, is not acceptable for the development of six dwellings in the…”

“The proposal therefore fails to comply with Policies S/4, S/7, S/11, and TI/2 NH/2, NH/8, NH/9 and HQ/1 of the South Cambridgeshire Local Plan 2018 and the Little Shelford Village Design Guide 2022, and paragraphs 154 and 155 of the National Planning Policy Framework 2024. • The proposed development, by reason of its location in the countryside and at a scale of six dwellings, would result in the loss of a proportion of the best and most versatile agricultural land.”

Minutes