46 homes at Land To The West Of Buttleys Lane Dunmow, Great Dunmow

What was proposed

Reserved matters approval was sought for 46 dwellings, covering the layout, scale, appearance and landscaping after outline permission for up to 60 homes.

“PROPOSAL: Reserved Matters pursuant to UTT/19/2354/OP, for the approval of appearance, landscaping, layout and scale for 46 dwellings…”

“This application seeks reserved matters approval for the construction of 46 dwellings, following the grant of outline planning permission for up to 60 dwellings. The matters for consideration are layout, scale, appearance, and landscaping.”

Officer report

The site and surroundings

The site covers about 2.13 hectares west of Buttleys Lane, near a listed farmhouse and barn, High Wood, the Flitch Way and other housing land.

“The site is approximately 2.13 hectares, located on the southern side of Stortford Road (B1256) and to the west of Buttleys Lane, bound by mature trees and hedgerows. The site is circa 1.6km to the west of Great Dunmow town centre and its services which is an approximate 20 minute walk. The Flitch Way, which provides off-road pedestrian and cycle connections to the town centre and wider area, is a short distance to the south, accessible by Buttley’s Lane.”

“The site is relatively flat and well screened. There is a listed Farmhouse and barn (dwelling) to the south of the site, both of which are Grade II listed. High Wood is located opposite the site and is a SSSI and an Ancient Woodland. Also located to the north of Stortford Road is land with consent for up to 790 dwellings. This planning permission was granted in 2015.”

Officer report

Earlier planning permission

The outline permission followed a committee refusal against the officer recommendation and was later allowed at appeal.

“No relevant site history other than the outline application on the site that these reserved matters application follows. Outline permission was allowed at appeal following members refusal at committee, against Officer recommendation. UTT/19/2354/OP - Outline application for the construction of up to 60 dwellings with a new vehicular access to be agreed in detail and all other matters to be reserved.”

Officer report

What consultees said

The Highway Authority and several consultees raised no objection subject to conditions, while the Conservation Officer identified low-level less than substantial heritage harm.

“From a highway and transportation perspective, the impact of the proposal is acceptable, subject to conditions.”

“In my opinion, the proposed development will result in a low level of less than substantial harm to the significance of the listed buildings in proximity (listing references: Highwood Farmhouse, no. 1323789, and Barn at Highwood Farm no.1142502) due to a change to their setting, paragraph 215 of the NPPF (2024) being relevant.”

Officer report

Concerns from nearby residents

Residents of one property south of the site raised concerns about residential amenity, security and drainage.

“A site notice was displayed on site; the application was advertised in the local press and notifications letters were sent to nearby properties. The following representations have been from one property.”

“The main concern is from the residents of the property to the south of the site boundary. Their concerns relate to impact on their residential amenity, security and drainage.”

Officer report

Who spoke

A speaker spoke against the application and the agent spoke in support.

What members discussed

Members discussed effects on the neighbouring property, engagement, heritage harm, construction management, landscaping, sustainability and solar panels.

“In response to questions from Members, officers: • Said that a 10-year time limit could be put on the landscape condition. • Said that drainage conditions had been covered at outline stage. • Highlighted play features on the plans. • Said that proposed screening arrangements for the Listed Building were considered satisfactory but that it was unique in terms of the impacts on neighbouring residents and that better engagement was needed to move forward.”

“Members discussed: • The main concern being the impact on the neighbouring property in that there had been no engagement for ten months. The possibility of conditioning further consultation with the neighbour was also discussed. • Heritage harm concerns. • Construction Management Plan. This could also include more detail in terms of landscaping to protect residential amenity issues. • Sustainability and Energy statement condition. • Solar panels being used.”

Minutes

The committee’s decision

Members approved the application subject to the report’s conditions, with additional requirements covering screening, neighbour engagement and a 10-year landscaping condition.

“Councillor Pavitt proposed approval of the application, and this was seconded by Councillor Church.”

“RESOLVED that the Strategic Director of Planning be authorised to grant permission for the development subject to the conditions set out in section 17 of the report together with a condition building on the existing CMP condition to cover screening and neighbour engagement and 10 years instead of 5 in relation to a landscaping condition…”

Minutes