9 bungalows at Playing Fields, Holt Lane, Kingsley

What was proposed

The application proposed nine detached two-bedroom rental bungalows, with four restricted to people over 55, plus access, landscaping and open space.

“The site is on the eastern edge of Kingsley village with the smaller village of Kingsley Holt a short distance to the south-east. The Development Boundary of Kingsley runs along the western boundary of the site. As the site is outside of the Development Boundary it is deemed to be in the “countryside” in the Local Plan. It is also in the Green Belt.”

“This is a full planning application for nine detached 2-bedroom bungalows, all for the rental market but four of which would be restricted to the over 55s. The existing cul-de-sac to the south would be extended to provide access to the new dwellings, forming a longer cul-de-sac development ending with a new turning head.”

Officer report

The site and surroundings

The site is open grassland in the Green Belt and countryside, beside Calvin Court, with trees, fields and three public rights of way.

“There are a number of trees along the west, east and south boundaries of the site. The north boundary is relatively open with no real vegetation along it and has post and rail fencing separating it from the fields, allowing clear views into the open countryside to the north.”

Officer report

Earlier applications

Four bungalows were approved and built nearby, while earlier applications for seven and ten bungalows were refused.

“The application is a resubmission of two previous schemes of market rental bungalows on the site refused planning permission in February 2022 (SMD/2021/0826 – outline application for seven 2-bed bungalows) and in January…”

“2025 (SMD/2024/0400 – full application for ten bungalows). The 2021 scheme was refused for the following reasons as summarised:”

Officer report

What officers recommended

Officers recommended refusal because the proposal was inappropriate Green Belt development, harmed the countryside and would lose a football pitch without sufficient replacement.

“The proposal would amount to inappropriate development in the Green Belt which is therefore by definition harmful to the openness of the Green Belt. The harm is not outweighed by any very special circumstances put forward by the applicant which include such benefits as housing for over 55s and a one off contribution of £10 000 towards improvements to local playing fields.”

“The application site is in the Green Belt. Policy SS10 'Other Rural Area's Strategy' of the Council's Local Plan (adopted September 2020) requires strict control over inappropriate development in the Green Belt. The National Panning Policy Framework (NPPF) in paras 154 and 155 sets out the forms of development which are not inappropriate development in the Green Belt.”

Officer report

Objections from residents

Seven residents objected over Green Belt policy, loss of green space and the football pitch, flooding, wildlife, traffic, footpaths and housing location.

“-Breach of Green Belt policy -The existing bungalows were meant for the over 55’s but are not occupied by them so how will this be enforced?”

“- Loss of green space and increased vehicle use would increase carbon emissions -Loss of football pitch could be re-used and no other similar facilities in Kingsley or Kingsley Holt -Would cause flooding of adjacent properties -Harm to wildlife -Intrusion into countryside in a prominent position i.e.”

Officer report

Who spoke

A local resident, parish and ward councillors spoke against the application, while a planning consultant, the agent and a supporter spoke for it.

What members discussed

Members discussed the need for affordable bungalows, whether local housing need was evidenced, Green Belt and countryside harm, footpaths and the football pitch.

“Members referred to a need for affordable housing including bungalows but didn’t feel the need for housing in this area had been evidenced.”

“Consideration was given to the potential harm to the Green Belt, countryside encroachment, diversion of footpaths and loss of the football pitch which may be needed in the future.”

Minutes

The committee vote

The committee resolved to refuse the application for the reasons and policies in the report.

“That the application be REFUSED for the reasons and based on the policies contained within the report;”

“In the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions/in formatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Head of Development Services has delegated authority to do so in consultation with the Chairman of the Planning Applications Committee…”

Minutes