88 homes at Land East Of Parsonage Road, Takeley

What was proposed

The application sought detailed approval for 88 homes, affordable and self-build plots, open space, play areas and landscaping including a woodland buffer.

“PROPOSAL: Reserved Matters pursuant to outline approval UTT/21/2488/OP application for the erection of 88no. dwellings (including affordable housing and self/custom-build plots) with details of appearance, landscaping, layout and scale, together with the provision of public open space, children's play area, landscape infrastructure including a buffer to Priors Wood Ancient Woodland, and all other associated works…”

“This Reserved Matters application seeks approval for the layout, scale, appearance, landscaping, and associated details for the development of 88 dwellings, including affordable housing, in accordance with the outline planning permission (UTT/21/2488/OP). The proposals also seek to discharge the ecological conditions required to be submitted concurrently with the detailed application.”

Officer report

The site and its history

The site was a 6.65-hectare agricultural field on Takeley’s northern edge, next to Priors Wood, with outline permission already granted for 88 homes.

“The site is located on the northern edge of the village of Takeley with existing residential development backing on to the site’s southwestern boundary. The site is relatively level and is approximately 6.65 hectares…”

“The south-eastern corner of the site is immediately adjacent Prior’s Wood which is an Ancient Woodland and Local Wildlife Site. The Environmental Agency Flood Risk Maps identifies the whole of the site lying within ‘Flood Zone 1’. The site is not located within any national landscape designations. It does form part of the ‘Countryside Protection Zone’ (CPZ) which surrounds Stansted Airport. The nearest Site of Special Scientific Interest (SSSI) is Hatfield Forest.”

Officer report

Why officers supported it

Officers considered the scheme coherent, policy-compliant and consistent with the outline permission, with suitable design, movement, open space and residential amenity.

“Drainage matters have been addressed through conditions attached to the outline consent. The layout ensures adequate privacy, daylight, and garden space for all dwellings and safeguards the amenity of existing and future residents.”

“Overall, the proposals are considered to deliver a well-resolved, policy- compliant development consistent with the objectives of the NPPF and the adopted Uttlesford Local Plan.”

Officer report

What residents said

Three objections concerned the principle of development and insufficient sewage capacity, while Takeley Parish Council supported the proposal.

“The Council has sought legal advice and is advised that imposing this condition would be unlawful. Thames Water has objected on the basis that network reinforcement may be required to accommodate the development.”

“In principle objections rather than on the detail now provided • Insufficient sewage capacity…”

Officer report

Who spoke

Councillor G Bagnall spoke against the application, while the applicant spoke in support.

What members discussed

Members discussed foul water, the outline permission, green spaces, the woodland buffer, sustainable transport and a possible informative for Thames Water.

“In response to questions from Members, officers: • Confirmed that Thames Water were obliged to resolve all foul water issues. It was their absolute duty to undertake all necessary works. • Said that green spaces issues had been covered as part of the Outline stage. • Said that a buffer for Priors Wood had been part of the landscaping issues picked up at Outline stage. • Explained the sustainable transport route.”

“Members discussed: • The foul water issues and this not being a planning consideration. • The fact that the scheme already had Outline permission and there were no planning reasons for refusing the application.”

Minutes

The committee’s decision

Councillor Silcock proposed approval, seconded by Councillor Church, and permission was authorised with an added informative and the report’s conditions.

“Councillor Silcock proposed approval of the application, with an added informative and this was seconded by Councillor Church.”

“RESOLVED that the Strategic Director of Planning be authorised to grant permission for the development subject to an informative being added and those items set out in section 17 of the report- Conditions.”

Minutes