Six residential dwellings at Cranwellian, The Street, Takeley

What was proposed

The application proposed clearing existing structures and infrastructure, adapting the access and building six homes with associated works.

“PROPOSAL: Removal of all existing structures, foundations, internal fences, poles and manege materials, drainage pipes, chambers and tanks, adaption of the existing site access and the erection of 6 residential dwellings with associated infrastructure.”

Officer report

The site

The site was a former residential property beside The Street, the Flitch Way, Hatfield Forest and neighbouring homes.

“The application site relates to residential curtilage of Cranwellian. The site lies on the south side of The Street (B1256) diagonally opposite the junction with Bury Lodge Lane and comprises a former residential property that contained a large modern detached dwelling with associated outbuildings standing within generous sized grounds.”

“The south of the site backs onto the Flitch Way, a linear Local Wildlife Reserve and public bridleway. Hatfield Forest lies immediately behind this. A connecting footpath runs along the western flank boundary of the site which connects The Street with the Flitch Way/Hatfield Forest. Residential properties lie on the eastern side of the site beyond an enclosed domestic paddock area which is also part Cranwellian’s curtilage.”

Officer report

What officers recommended

Officers recommended approval because the homes would reuse previously developed land, provide housing, remediate contamination and improve drainage with conditions.

“The proposed development involves the erection of six detached 1.5 - 2- storey dwellings at the site located off a shared access drive. By way of their scale, layout and appearance, they would not appear out of character with the pattern of development adjacent the site or the wider surroundings. the proposals would represent the effective re-use of previously developed land…”

“The site suffers from contaminants in the soil and groundwater and there has been a history of flooding at the site due insufficient drainage management and maintenance. The redevelopment of the site for an intensified residential use, with conditions attached, would result in the remediation of a historically contaminated site and create improvements to surface water flooding through the installation of an updated drainage system.”

Officer report

Consultation responses

Highways, ecology, environmental health, aerodrome safeguarding, urban design, the Environment Agency and Natural England raised no objection subject to conditions or agreements.

“No objection subject to conditions. UDC Environmental Health consultee response can be found in Appendix 3 of this report.”

“No objection subject to conditions. MAG/NATS Aerodrome Safeguarding consultee response can be found in Appendix 4 of this report.”

Officer report

Objections and concerns

Six objections raised contamination, drainage, flooding, access, noise, sustainability, countryside, biodiversity and effects on nearby wildlife sites.

“There are six representations objecting to this application, split across 29 letters, documents and reports. The following comments were received: - Historic contaminated land/waste filling on site - Inadequate recommendations in Geotechnical report/full ground investigation should be undertaken prior to commencement - Risk to groundwater contamination - Inadequate remediation strategy submitted - Issues with foul and surface water drainage - Inaccuracies in submitted…”

“- There is no mains drainage/inadequate capacity to manage discharge for 6 dwellings - Insufficient drainage strategy submitted/No details of where foul/surface water will be pumped to - History of flooding and this will worsen with 6 dwellings, both on site and on adjacent sites - Increased flooding on The Flitch Way - APP/C1570/W/23/3333221 confirms that there is no evidence of the northern ditch’s capacity to manage the flow of surface/foul water - Drainage strategy…”

Officer report

Who spoke

Two speakers spoke against the application, one read an opposing statement, and the agent spoke in support.

Members’ debate

Members sought stronger controls for drainage and contamination, clearer investigation phases and safeguards before construction could proceed.

“Phases 1, 2 and 3 would involve and said that Condition 20 would be complex to discharge. • Said that Environmental Health had indicated that the whole site should be studied by way of a Ground Investigation survey, rather than just particular areas of the site. They had confirmed that they had no objections subject to conditions.”

“Members discussed: • Their general nervousness towards the scheme and the need for strong checks and balances to be in place through rigorous conditions. • The need to resolve drainage problems, particularly the situation regarding the blind, northern ditch. • The positive role that Essex CC Water course team would play in resolving concerns prior to any possible consent. • Foul drainage volume concerns once the development had taken place.”

Minutes

The vote

Approval was proposed and seconded, and the chair’s casting vote determined the resolution.

“Councillor Emanuel (from the Chair) proposed approval of the application, subject to revised conditions and review to be agreed by the Planning Committee Co-Chairs.”

“RESOLVED on the casting vote of Councillor Emanuel (in the Chair) that the Strategic Director of Planning be authorised to grant permission for the development, once agreement to revised conditions had been…”

Minutes