Three self-build homes at Land At Buxton Road, Horstead With Stanninghall

“This application seeks full planning permission for the erection of three self-build dwellings with associated gardens and garages, access road and landscaping. Originally this application was for the erection of five dwellings at the site however this was negotiated and revised to the current proposal for three dwellings. Therefore, this application has had re-consultations due to revisions in the site layout and plans.”

“The application site lies west of Horstead falling outside of the development boundary with residential properties to the east and one dwelling to the west known as White House Farm. The site is proposed to be accessed via the B-classified highway known as Buxton Road or the B1354 with the creation of a new public footpath and associated landscaping including trees and hedgerows along the front boundary.”

“20212207 Outline Application for erection of two self/custom build dwellings and garages together with associated works; construction of new access; construction of pedestrian footpath; planting of woodland and tree buffer Withdrawn 24.3.23 Appeal History…”

“Erection of 5 No. Dwellings with Shared Access (Outline) (Self-build including 1 No affordable plot) Appeal Dismissed…”

“The development would cause harm to the rural character on the edge of Horstead and have a detrimental impact on the landscape to the south of Buxton Road and to the character of the immediate area. The development would create a linear form of built development that would erode the soft edge of the village where it transitions to open countryside.”

“The application is liable for Biodiversity Net Gain (BNG), however no information has been provided to demonstrate a minimum gain of 10% which is required. This is contrary to the requirements of Schedule 7A of the Town and Country Planning Act 1990 and with paragraph 180 of the Framework insofar as it requires decisions to contribute to and enhance the natural and local environment by providing at least a 10% net gain for biodiversity.”

“Raising concerns of the proposal conflicting with policies in the local plan on location of development, intrusion into the countryside, impact on landscape, and highway safety.”

“The concerns raised in the comment above were restated with both of the re- consultation responses.”

“The Planning Inspector at that time went on to state ‘the proposed development would restrict views over the open countryside to the south and erode the soft transition from countryside to the main built-up part of the village. This would be harmful to the character and appearance of the area and harmful to the landscape setting of the village.”

“It is noted that within the previous appeal for five dwellings on the same site, the Inspector stated “Even though the proposed dwellings could be set back from the road and positioned with space between them, the proposal would inevitably introduce a significant bulk of development along the Buxton Road frontage on the edge of the village” and “through the inevitable bulk of development in place of an open field, the proposed development would erode the soft transition…”

“Decision : Members voted unanimously to authorise the Assistant Director (Planning) to approve the application, subject to nutrient neutrality, GIRAMS and Biodiversity Net Gain being satisfactorily resolved and appropriate conditions added which was contrary to officer recommendation.”

“In the context of the NPPF, having due regard to the fact that the Council does not presently have a demonstrable 5 year housing land supply, it is accepted that the three new dwellings would present benefits of a modest level, including the construction of a new footpath and the extension of the 30mph speed limit, and outweigh the adverse impacts identified in relation to landscape impact and the impact on the character and appearance of the area.”