Issue - meetings

To consider the redevelopment of existing stables to provide 17 dwellings with access road, parking, landscaping, footpath connections, infiltration basing and pump station.

It was RESOLVED that application 23/00710/FPM be granted planning permission subject to the conditions set out in the report.

The Committee received a presentation from the Senior Planning Officer regarding the resubmission of the application for Courtlands, previously approved in 2021. Key points raised during the presentation included:

The Committee heard that the resubmission proposed no changes to the number of houses or overall site layout. The changes pertained solely to the size and internal configurations of the houses, which now included additional features such as utility rooms and boot rooms. These changes aligned with the expectations of rural homeowners and eliminated the need for future individual permitted development applications.

The Senior Planning Officer advised the Committee that the site was accessed via Old Chantry Lane through Todd’s Green. The development included a wildflower meadow and a link to Halfpenny Bridge, which connected to public rights of way into Stevenage. The development replaced former buildings of the Courtlands Riding Stables with a smaller built form.

Minor changes to house elevations were presented, including adjustments to dormers, garage roofs, and extensions to accommodate the new internal layouts. The footprint of the buildings had slightly increased, but their height and width remain unchanged.

The Senior Planning Officer advised the Committee that while the development was within the Green Belt, the built form remained 800 square metres smaller than the original riding stables. The principle of development was established under the previous application, and the visual impact of the current proposal remained comparable. The development included a biodiversity net gain through landscaping improvements, such as the wildflower meadow, enhancing the site’s visual amenities.

The Committee heard that the original application delivered affordable housing at Dunn Close, which had already been implemented. The current proposal continued to support social and economic benefits, including job creation during construction and housing delivery.

Following the presentation, Members engaged in discussions and raised questions about conditions, biodiversity measures, and planning processes. Key points from the discussion included:

Conditions and Compliance:

A query was raised regarding whether conditions from the original application, such as the inclusion of swift and bat boxes and hedgehog highways, had been included in the new submission. It was confirmed that all conditions from the original application were carried over. Most conditions had already been discharged and were compliant, with the exception of drainage, which was under ongoing review by the Lead Local Flood Authority (LLFA).

Consistency in Biodiversity Requirements:

A question was raised about why biodiversity features were included for some applications and not others. The response highlighted a reliance on external advice from specialists, including individuals associated with Herts and Middlesex Wildlife Trust, due to the council's lack of an in-house ecology officer. It was noted that the council was actively recruiting for an ecology officer to provide strategic guidance for future applications.

Tree Loss and Biodiversity Net Gain:

It was clarified that any tree loss had already occurred under the original application, and replacements were accounted for. The site achieved a biodiversity net gain of 97.61% in habitat units, which remains unaffected by the minor increase in house footprints proposed in  ...  view the full minutes text for item 6