Six almshouse bungalows at Land To The West Of Church Road, Church Road, West End

What was proposed

The application sought six affordable one-bedroom almshouse bungalows, gardens, access, parking and a bin store.

“Full planning permission is sought for the erection of 6 x 1- bedroom affordable Almshouse bungalows and gardens, including a new access from Church Road, parking area and bin store.”

Officer report

The site and surroundings

The 0.41-hectare site was an open field in the Green Belt outside West End, with housing, a school and recreation ground nearby.

“The application site comprises 0.41ha and is located outside of the settlement area of West End within the Green Belt. The parcel of land is currently an open field and is located to the west of Church Road and east of Windlesham Road. To the north of the site are a mixture of two storey dwellings which front both the road frontage. To the west is Gordon’s School and to the east is West End recreation ground.”

“The site currently has an existing access from Windlesham Road to the north western corner of the site. The site is predominantly grass land with trees and hedges surrounding the boundaries.”

Officer report

What officers recommended

Officers recommended refusal because the development could harm the protected heathland, failed the appropriate assessment and lacked agreed legal obligations.

“It is officers' recommendation that members refuse the application because it has failed the appropriate assessment required under the Conservation of Habitats and Species Regulations 2017 (as amended). In reaching this conclusion, officers have had regard to both the applicant’s submissions and the Council’s own evidence.”

Officer report

What people said

Residents sent one objection and fourteen supporting letters, while local groups supported affordable housing but raised layout, access and Green Belt concerns.

“A total of 7 individual letters were sent to surrounding properties on 3 rd November 2022 and 3 rd May 2024. A site notice was posted on 9 th November 2022 and the application was advertised in the local press on 18 th November 2022. Lastly a re-consultation was sent to Natural England on 18 th April 2024. At the time of preparation of this report 15 letters of representation have been received (1 objection and 14 in support).”

“While the site is open, it is located within the Green Belt the NPPF sets out that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open.”

Officer report

Who spoke

Councillor Pat Tedder spoke as a non-committee member and ward councillor; the applicant also submitted a technical summary before the meeting.

What members discussed

Members discussed almshouse pet restrictions, the differences between use classes, the protected heathland and how the assessment identified harm.

“The differences between Class C3 and Class C2 classification for development usage were discussed.”

“The council’s commitment to the Thames Basin Heaths Special Protection Area (SPA) was outlined. Members queried how the Appropriate Appraisal had identified specific harm to the integrity of the SPA.”

Minutes

The vote

Councillors David Whitcroft and Richard Wilson proposed and seconded the officer recommendation, which was carried with no abstentions.

“NOTE 6 In accordance with Part 4, Section D, Paragraph 18 of the Constitution, the voting for the officer’s recommendation that the content of the Appropriate Assessment was agreed and application 22/0828/FFU was refused was as follows: Voting For: Councillors Helen Whitcroft, Julie Hoad, Dave Hough, David O’Mahoney, Nirmal Kang, David Whitcroft, and Richard Wilson.”

Minutes

The decision and reasons

The assessment was agreed and the application was refused because harm to the protected heathland could not be ruled out beyond reasonable scientific doubt.

“The policy position sets out that there is a presumption against residential development within 400m of the SPA boundary. This Appropriate Assessment has considered mitigation measures in respect of mobility of the future occupiers of the development and other restrictions on the keeping of cats and dogs, and the conditions restricting the use of the development as well as the management plan are considered to rule all reasonable scientific doubt that the proposal will not…”

“Having undertaken an Appropriate Assessment, the Council, as competent authority, is unable to conclude beyond reasonable scientific doubt that the proposed development would not adversely affect the integrity of the Thames Basin Heaths Special Protection Area, either alone or in combination with other plans and projects. The proposed mitigation is insufficient to adequately address the identified impacts, and Natural England maintains an objection to the application.”

Officer report