70 homes at Land North Of Garnetts Lane And Stebbing Road, Felsted

What was proposed

The application sought outline permission for up to 70 homes, access, parking, drainage, public open space, landscaping and related infrastructure.

“PROPOSAL: Outline planning application for erection of up to 70 no. dwellings served by vehicular and pedestrian accesses, complete with parking provision, drainage attenuation, public open space, landscaping and related infrastructure and works; All matters reserved except for primary means of vehicular and pedestrian access (to exclude internal roads and footways not covered herein).”

“This application seeks outline planning permission for the erection of up to 70 dwellings, together with associated access, public open space, landscaping, drainage and infrastructure, with all matters reserved except for the primary means of vehicular and pedestrian access.”

Officer report

The site

The site is 6.2 hectares of agricultural land on Felsted’s northern edge, beside homes, a school, countryside and public rights of way.

“The application site comprises approximately 6.2 hectares of agricultural land located on the northern edge of Felsted. The site lies to the north of Garnetts Lane, Chestnut Walk and Stebbing Road, and is positioned beyond the existing built-up extent of the village.”

“To the south, the site is bordered by existing residential development along Garnetts Lane and Chestnut Walk, together with associated curtilages and landscaping. Felsted School campus and its playing fields are located to the south-west of the site. To the west, the site adjoins Stebbing Road, beyond which are further school-related uses and open land. To the north and east, the site is bounded by open countryside.”

Officer report

Relevant applications

Other live applications nearby included up to 100 homes and a 17-home scheme forming part of a larger 24-home proposal.

“Whilst not related to the site itself, it is relevant to point out that there is also a live application on the eastern side of Felsted that will also being presented to Members at the April planning committee (UTT/25/2498/OP) for “Outline application with all matters reserved…”

“Also, another current application UTT/25/3242/FUL "Erection of 17 no. dwellings with access, landscaping and associated infrastructure" is currently under consideration which forms part of a larger scheme for 24 dwellings under UTT/20/1882/FUL.”

Officer report

Why officers recommended approval

Officers considered the site sustainable and plan-led, with housing, community homes, open space and environmental benefits outweighing limited harm.

“The proposal has been assessed against the Uttlesford Local Plan 2021–2041 (adopted March 2026), which forms the statutory development plan. The site is located adjacent to the existing built form of Felsted, a larger village identified for growth under Core Policy 3 (Settlement Hierarchy) and is also identified for residential development within the emerging Felsted Neighbourhood Plan (Regulation 14 stage), which attracts limited weight.”

“The proposal would deliver a mix of market, affordable and community- led housing, including 6 dwellings to be provided through the Felsted Community Land Trust. When assessed on an equivalent basis, the overall provision of affordable and community housing meets policy requirements and represents a significant social benefit.”

Officer report

Consultation responses

Highways and flood officers raised no objection subject to conditions, while the parish council gave qualified support and urged consideration of a haul route.

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

“Concluding comments: In order only to meet our housing requirement, Felsted Parish Council gives qualified support to this application. The evolving Neighbourhood Plan Review is likely to put this site forward as the preferred location site for the majority of our housing allocation, however, the proposed access will directly impact the traffic through an…”

Officer report

Objections raised

Objections covered traffic, highway safety, flooding, drainage, construction, privacy, pollution, countryside, heritage, wildlife, infrastructure and affordable housing.

“A site notice was displayed on site, the application was advertised in the local press and notifications letters were sent to nearby properties.”

“Traffic impact • Highway safety concerns • Poor access to site • Flooding issues • Inadequate drainage • Construction traffic • Designated “Quiet Lane” • Privacy issues • Light & noise pollution • Low water pressure • Environmental impact • Harm to existing wildlife/habitat • Damage to listed properties • Encourage anti-social behaviour • Loss of arable fields • Loss of countryside enjoyment • Loss of village/rural character • Strain on infrastructure • Heritage…”

Officer report

Who spoke

Two people spoke against the application, while a parish councillor and the agent spoke in support.

What members debated

Members discussed views, heritage harm, biodiversity gain, a possible haul road, narrow roads and the parish council’s support.

“In response to questions from Members, officers: • Said that the road through the school was owned by the Highways Authority. • Said that a condition for a haul road could not be imposed but Condition 5 required a construction management plan and for routing to be agreed. • Said that the Landscape Officer was satisfied with the proposals and that the area had not been identified as a valued landscape. • Said they could not specify that the Parish Council be worked with.”

“Members discussed: • The loss of an unobstructed view and whether fully considered. • The low level of harm as stated by the Conservation Officer. • The need for the Heads of Terms uplift re biodiversity net gain to be taken to 20%. • The possible conditioning of a haul road, with support for local residents. • Road safety concerns due to very narrow roads. • The Parish Council being obliged to give general support to the application.”

Minutes

The committee vote

Approval was proposed and seconded, and the Chair used a casting vote.

“Councillor Church proposed approval of the application and to also enhance the Construction Management Plan to consider appropriate construction access, including a possible haul road, which could mitigate nuisance and disturbance to residents.”

“This was seconded by Councillor Driscoll.”

Minutes

The decision

The committee authorised permission subject to the legal agreement and conditions, including enhanced construction management proposals.

“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-”

“And if the freehold owner shall fail to enter into such an agreement, the Strategic Director of Planning shall be authorised to refuse permission following the expiration of a 6-month period from the date of the Planning Committee.”

Minutes