Up to 80 homes at Land at Pooleys Lane, Welham Green

What was proposed

The application sought outline permission for up to 80 homes, with access decided now and at least half the homes affordable.

“Outline planning permission is sought for the erection of 80 dwellings with all matters reserved except for means of access. A minimum of 50% of the proposed dwellings would be delivered as affordable housing.”

“While the submitted drawings provide an indication of how the site could be developed, the application is for outline permission with all matters reserved except for means of access. Accordingly, if Members were minded to grant permission, only the Site Location Plan and Parameter Plan would be fixed at this stage.”

Officer report

The site and surroundings

The site is a 4.7-hectare area of grassland fields used for horse grazing, on the northern edge of Welham Green and within the Green Belt.

“The application site is located on the northern side of Pooleys Lane, at the northern edge of Welham Green. It is broadly square in shape, measuring approximately 4.7ha, and comprising two grassland fields currently used for horse grazing. Several agricultural-style structures are located along the northern and western boundaries, including stables, chicken sheds, a static caravan and a manège.”

“Under Welwyn Hatfield Local Plan Policy SP3, Welham Green is identified as being a Large Excluded Village. The application site lies outside of the settlement boundary and is washed over by the Metropolitan Green Belt and the Mimmshall Valley Landscape Character Area (LCA). The entirety of the site is located within Flood Zone 1 (low risk of fluvial flooding).”

Officer report

Earlier site history

A 2021 application for a certificate of lawfulness for stationing a caravan was granted.

“Application Number: 6/2021/0398/LAWE Decision: Granted Decision Date: 29 th June 2021 Proposal: Certificate of Lawfulness for stationing a caravan…”

Officer report

Consultation responses

Most consultees raised no objection in principle or no objection, subject to conditions or obligations, while some consultees did not respond.

“The following have responded advising that they have no objections to the proposal in principle, subject to conditions and/or obligations being applied:”

“The following have responded advising no objection:”

Officer report

Objections and concerns

Objections focused on Green Belt harm, settlement separation, traffic, parking, flooding, sewage, wildlife, pollution, lost equestrian facilities and insufficient information.

“No very special circumstances have been demonstrated to justify development in the Green Belt • Preference for brownfield development over Green Belt • Village densification and overdevelopment concerns • Access, traffic generation and emergency access concerns • Parking concerns, including insufficient provision and increased car use due to proximity to the station • Pedestrian and highways safety concerns • Poor public transport accessibility • Poor cycling routes •…”

“Increased flood risk • Land contamination concerns • Air quality and wider pollution (air, noise, odour) • Concerns about connecting to the existing sewerage system • Health impacts, particularly from building around pylons • Lack of green space • Insufficient information on social housing providers and concerns about allocation to local people…”

Officer report

Who spoke

The applicant’s agent spoke in support, while a Cycling UK representative, the parish council and a ward councillor spoke against.

What members discussed

Members discussed the housing limit, Green Belt assessment, settlement separation, flooding, construction access, affordable housing, social rent and other local-plan sites.

“The Development Management Services Manager responded that the assessment of grey belt related to towns and as the NPPG instructed decision makers it’s very specific only to prevent the merging of towns. Welham Green is not a town and therefore cannot be treated as such. There was no physical or visual connection between the site and Hatfield.”

“Flooding and surface water flooding was addressed through the early phase assessment and through the search strategy submitted as part of the application. • A Member asked where the access to the site would be and raised concern that construction traffic would be going through a residential area where the road didn’t look very wide.”

Minutes

The final decision

Planning permission was granted subject to the conditions set out in the report.

“That planning permission be granted, subject to the conditions set out in the report.”

Minutes