60 specialist bungalows at Land to The North of Avocet Place, Thorrington

What was proposed

The application sought 60 single-storey homes for people aged 55 and over or people with disabilities, with 18 affordable homes, infrastructure and open space.

“Development: Planning Application - Erection of 60 single storey dwellings for those aged 55 and over as well as those with or supporting someone with a disability, with associated site infrastructure and public open space.”

“The application proposes 60 age restricted bungalows with open space and infrastructure on land north of Avocet Place, delivering specialist accommodation including 18 affordable units. Although located outside the settlement boundary, the Council’s lack of a five‑year housing land supply engages the tilted balance in favour of sustainable development.”

Officer report

The site and its setting

The site is agricultural land outside but adjoining Thorrington’s settlement boundary, near existing homes, a public footpath and protected mineral resources.

“The site is located to the north and west of Avocet Place, and east of Station Road. The site is located outside, but directly adjacent to the SDB of Thorrington. Thorrington is classified as a ‘Small Rural Settlement’ in the current Local Plan. The site is located adjacent to existing housing development to the southeast, east and west. The site itself is agricultural land (Grade 3) although it is not clear if it is currently cultivated.”

“The site is not neighbouring or near to any listed buildings or conservation areas. There are no protected trees on site although there are several trees covered by preservation orders along Church Road and Station Road further to the north. The site is largely flat with a very gentle gradient sloping down from north-west to south-east.”

Officer report

Earlier development phases

The proposal would form the third Avocet Place phase, following 16 bungalows approved in 2017 and 29 specialist bungalows approved in 2019.

“The application site forms the third phase of the development at Avocet Place. Phase 1 (Planning Reference: 16/01137/FUL) was approved in January 2017. The development consisted of 16 bungalows.”

“Phase 2 was, again, a full application for 29 specialist bungalows (for those aged over 60 and/or those with or supporting someone with a disability) as well as associated roads, parking and garages. This was submitted in February 2018 (Planning Reference: 18/00163/FUL) and approved in September 2019.”

Officer report

Why officers recommended approval

Officers considered the housing shortfall, specialist homes, affordable housing and sustainable location outweighed limited countryside impacts, with technical matters controlled by conditions and obligations.

“The Council cannot currently demonstrate a five‑year housing land supply, and therefore the presumption in favour of sustainable development (the “tilted balance”) applies. In this context, planning permission should be granted unless the adverse impacts would significantly and demonstrably outweigh the benefits when assessed against the NPPF as a whole.”

“Although the site lies outside the settlement development boundary, the landscape and countryside impacts are relatively limited and are effectively mitigated through structural planting, single‑storey built form and the integration of open space. All technical matters, including drainage, ecology and highway impacts, can be satisfactorily addressed through conditions or legal obligations.”

Officer report

Who spoke at the meeting

The Council’s Planning Team Lead presented the application, the applicant spoke in support, and Councillor Scott spoke as a ward member.

What members asked about

Members asked about the land classification, the grouping of affordable homes, access from Station Road and whether the age restriction covered affordable housing.

“Matters raised by Members of the Committee:- Officer’s response thereto:- Is the land Class 3, is that correct? Yes, in terms of classification. Is there a reason why the affordable housing homes are so close together? There are a few principles that have been about over the years. The debate here is that ideally it would be better to have affordable housing scattered across a development. It comes down to what is a good design and layout.”

“Will the age rule still apply to the affordable housing? Yes, that will be part of the Section 106 agreement.”

Minutes

The vote and decision

Councillor Bray’s motion, seconded by Councillor Alexander, was agreed unanimously, authorising permission subject to the Section 106 agreement, conditions and informatives.

“It was moved by Councillor Bray, seconded by Councillor Alexander and unanimously:-”

“2) the Head of Planning and Building Control be authorised to grant planning permission subject to the agreed Section 106 Agreement and the conditions as stated at paragraph 9.3 of the Officer report (A.2), or varied as is necessary to ensure the wording is enforceable, precise, and reasonable in all other respects, including appropriate updates, so long as the principle of the conditions as referenced is retained;”

Minutes