Agenda item

Report of the Head of Planning.

Report of the Head of Planning on the erection of up to 121 dwellings, of which 35% would be affordable (42 units).  The proposed density for the site is 25 approximately dwellings per hectare.  The majority of the buildings across the site will be 2 to 2.5 storeys, with heights restricted to 2 storeys along the northern site boundary, which is adjacent to existing residential buildings and also the highest part of the site. The development proposed a range of house types, sizes, and tenures in order to provide a wide choice of homes, able to accommodate a variety of household types and thereby creating a mixed and inclusive community.  The final mix of houses to be provided would form part of a subsequent Reserved Matters application. Vehicle access into the development would be taken from Northaw Road East as a simple T-junction.  The illustrative layout includes pedestrian friendly links across the site providing connectivity between the existing residential development in the north and the public footpaths and playing fields to the south. Landscaping and areas of open space are proposed throughout the site, including the provision of amenity space in the south-eastern corner of the site and at the centre of the development.  Existing vegetation surrounding the site would be retained and enhanced, where appropriate.  Details of the open space and landscape proposals would form part of subsequent Reserved Matters applications.The application also includes the change of use of land to the south-west of KGV Playing Fields (Site B) from agricultural land to an extension of the playing fields.  This land is to be transferred to the Parish Council to enable them to enhance the existing sports facilities at KGV. The application is accompanied by Parameter Plans detailing green infrastructure, land use, proposed levels and building heights which are submitted for approval as part of this application. 

The site is located in an area which is designated as Green Belt under Policy GBSP1. The NPPF makes it clear that the Government attaches great importance to the Green Belt and the protection of its essential characteristics.  The NPPF advises that construction of new buildings is inappropriate development in the Green Belt.  Inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. The NPPF defines one of the essential characteristics of the Green Belt to be its openness.  There is no formal definition of openness but, in the context of the Green Belt, it is generally held to refer to an absence of development.  The scheme would incur harm as inappropriate development and would impose various levels of harm through loss of openness and through encroachment.  To that extent the proposal would conflict with Policy GBSP1 of the District Plan. The applicant accepts that the proposal is inappropriate development and have set out their case for very special circumstances within the Planning Statement which accompanied this application.  What constitutes very special circumstances will depend on the weight of each of the factors put forward and the degree of weight to be afforded to each is a matter for the decision taker, in this case the Development Management Committee.

Hollie Stacey, spoke as the agent, stating that they have worked with the council and other stakeholders over Local Plan since 2016. The original application was approved in 2015 to support the Council’s Local Plan. The site had also been allocated in Northaw and Cuffley Neighbourhood Plan. The development would not result in harm or function of the greenbelt. The site would add an extension to Cuffley with a park and an 13% net gain in biodiversity. The development would be part of the Councils 5year land supply and it would incorporate various house styles with some being affordable. There has been a large section 106 contribution gained and this would have benefits to the area.

Councillor Bob Stubbs, spoke on behalf of Northaw and Cuffley Parish Council, stated that the Parish Council was generally opposed to greenbelt development. However, this site had boundaries which would stop development creep. The site would be incorporated into the village and did not cause a loss of visual aspects. The site was acceptable and, their opinion, was the best site for development given that some development was needed. The development was deemed to be in keeping with the character and density found in the area. The Parish Council noted that it was good to be involved in the development stages.

Members stated that in principle they would not want to see the loss of greenbelt in the borough. However, Members noted that the site had been found to be sound by the local plan inspector

Members expressed a desire for the development to adhere to the code for sustainable homes and wanted to see the houses benefit from high energy efficiency ratings and low carbon technologies. Members noted that it was important to consider how such developments could be future proofed.

Members asked about access to the Hertfordshire Way. Officers confirmed that access to the Hertfordshire Way would be unaffected by the development and in fact improvements to the Hertfordshire Way path formed part of the proposed development.

Members felt the 35% of affordable housing was good alongside the section 106 contributions.

Members noted the need to treat all greenbelt applications in the same manner as this application had been considered. Members asked weight afforded to the allocation of the site for residential development in the draft Local Plan. Officers stated that their assessment had given significant weight to this factor but also noted that there were numerous other factors which weighed in favour of the development including very substantial weight attributed to the delivery of market housing and affordable housing.  When all the factors set out in the report, are considered collectively, Officers are of the view that the benefits in favour of the proposal clearly outweigh the harm identified

Members asked why there was a disparity between local policy and the application. Officers referred to paragraph 11.9 of the report which states the schedule of proposed Modifications (Examination Document EX235) identifies a small increase in capacity on the allocation from 108 to 121 to reflect more up to date relevant information on the site’s potential capacity. The 121 dwellings would not change even with the reserved matters, and if the applicant wished to amend this they would have to submit another full or outline application.

The Chair gave an overview of the main points raised throughout the discussion and concerns raised.

Following discussion, it was proposed and seconded by Councillors P. Zukowskyj and A. Hellyer to accept the application and

          RESOLVED:

          (unanimous in favour)

Subject to the conditions set out in the officer report and,

a)     An update to condition 3 to include a number of additional/ approved drawings which show details of access and highways improvements.