272 homes at Land South Of Stortford Road Dunmow, Great Dunmow

What was proposed

The application sought detailed approval for 272 homes, including affordable housing, roads, parking, landscaping, open space and drainage features.

“PROPOSAL: Reserved matters application (appearance, layout, scale and landscaping) pursuant to Outline Planning Permission (ref: UTT/18/2574/OP) for the development of 272 dwellings (including affordable housing), internal roads, parking, landscaping, open space and SuDS, following demolition of existing buildings (excluding Folly Farm), in accordance with the approved parameter plans. The application also seeks to discharge Condition 35 (relating to the Reserved Matters).”

“This Reserved Matters application seeks approval for the layout, scale, appearance, landscaping, and associated details for the development of 272 dwellings, including affordable housing, in accordance with the outline planning permission (UTT/18/2574/OP). The proposals also seek to discharge Condition 35 of the outline consent which relates to SuDS.”

Officer report

The site and surroundings

The 16.6-hectare site lies south-west of Great Dunmow beside the B1256, the Flitch Way, agricultural land and listed buildings at Folly Farm.

“The site extends to approximately 16.6 hectares and lies to the south- west of Great Dunmow. It is bounded to the north and east by the B1256, and to the south by the Flitch Way.”

“Folly Farm is situated between the northern boundary and the B1256, with access taken from the B1256/Woodside Way roundabout. The farm comprises a group of listed buildings dating from the 15th to 18th centuries, which have been converted into a gated residential development. The buildings are enclosed by walled and hedged gardens, with a wide road frontage that is partly bounded by a high wall.”

Officer report

Earlier planning permission

The application followed an approved outline permission for up to 332 homes, with no other relevant site history stated.

“This Reserved Matters application seeks approval for layout, scale, appearance and landscaping in respect of 272 dwellings, following outline planning consent for up to 332, that secured details of access.”

“No relevant site history other than the approved outline application on the site that this reserved matters application follows.”

Officer report

Why officers supported it

Officers considered the layout, design, housing mix, access, heritage, landscaping, ecology, drainage and residential amenity acceptable, subject to conditions.

“The key matters for consideration relate to the acceptability of the layout, scale and appearance; the dwelling mix and affordable housing provisions; access, movement and parking; heritage; landscaping and open space; biodiversity; drainage; and residential amenity.”

“Ecological and drainage matters have been addressed through conditions attached to the outline consent, and the submitted information demonstrates that appropriate mitigation and management measures are secured. The layout ensures adequate privacy, daylight, and garden space for all dwellings and safeguards the amenity of existing and future residents.”

Officer report

What consultees said

Highways, ecology, drainage, housing and other consultees raised no objection or supported approval subject to conditions, while conservation officers identified low-level heritage harm.

“The proposed development will result in a low level of less than substantial harm to the significance of the listed buildings adjacent to the site, due to changes to their setting. Paragraph 215 of the NPPF (2024) is relevant in this context. The proposed development will not cause harm to the setting of the nearby Great Dunmow Conservation Area.”

“Recommend approval subject to conditions.”

Officer report

What residents said

One objection questioned pedestrian and cycle safety, active-travel links, school routes, a possible future path, traffic assessment and the northern layout.

“A site notice was displayed on site; the application was advertised in the local press and notifications letters were sent to nearby properties. One representation has been received, and is summarised as follows:”

“Northern site edge layout considered unsafe for pedestrians and cyclists. • No active travel or footpath link along Stortford Road. • Pupils walking/cycling to Helena Romanes School would need to cross several busy roads. • Requests a segregated foot/cycle path along the northern boundary with safe connections to the B1256. • Notes Plot 4 obstructs a potential future route and no access is shown near the drainage pond.”

Officer report

Who spoke

The applicant spoke in support of the application.

What members debated

Members discussed affordable homes, a possible health facility, design, play space, storage-unit appearance, solar panels and the adequacy of parking and public space.

“In response to questions from Members, officers: • Said that a revised parking layout had been received to resolve the previously identified problem of triple tandem Parking, with amendments largely limited to minor alterations to garage dimensions, turning them into storage units. They had to be clearly designed as for goods storage not for vehicle storage. • Said that the overall number of parking spaces were considered to be adequate.”

“Members discussed: • The positive aspect of 116 affordable homes and a walkway to the school. • Doubts about whether a Health facility would be built. • Design concerns expressed as well as positive comments. • Insufficient play space. • Concerns that the change of elevation design of garages to storage units had not been reflected. The need to condition the look of the storage units. The Urban Design Officer and Planning would be involved in any discussions.”

Minutes

The committee vote

A councillor proposed approval with an extra condition about storage-unit design, and another councillor seconded the proposal.

“Councillor Emanuel proposed approval of the application, together with a further condition in respect of the design of the storage units such that they bore no resemblance to garages. This was seconded by Councillor Lemon.”

Minutes

The decision

The committee authorised permission subject to the report’s conditions and an additional condition requiring storage units to bear no resemblance to garages.

“RESOLVED that the Strategic Director of Planning be authorised to grant permission for the development subject to those items set out in section 17 of the report, together with a further condition in respect of the design of the storage units.”

Minutes