Agenda item

To receive a report of the Assistant Director (Planning).

The Development Management Committee received the application which sought outline planning permission for the erection of up to 150 residential dwellings with the provision of affordable housing, public open space, landscaping, sustainable drainage system (SuDS) and vehicular access point.

The application was brought to Committee as Councillor Cragg had called-in the application due to concerns regarding the impact of the proposed development on highways safety and flooding.

Sian Wilding, agent for the application, addressed the Committee as follows:

“I'd like to thank you for allowing me to speak in support of this application today.

I'd also like to thank officers for their professional consideration of this application.

Members will be aware that the application site is allocated for the development of 150 dwellings in the Local Plan and that the delivery of allocated size is highlighted in the Council's housing delivery test action plan as key to boosting housing supply and delivery in the borough. Our proposals fully comply with the allocation policy and other relevant policies of the Plan, including the provision of 35% affordable housing.

We have worked closely with officers to ensure that our proposals will result in the delivery of a suitable and sustainable development in Woolmer Green, whilst an outline application careful consideration has been given to indicative design principles to ensure that the proposal is sympathetic to its context and that the foundations are set for a high quality development to be achieved through a future reserved matters application.

As detailed in the officer's report, there are no objections from statutory consultees. The Local Highway Authority is satisfied that the proposed access arrangements from London Road are safe and suitable for the scale of development proposed, whilst both HCC and national highways have confirmed that the scheme would not have an unacceptable impact on the operation of the highway network.

We are aware of some local concern regarding flood risk, however, the Lead Local Flood Authority has thoroughly assessed our drainage strategy and offers no objection subject to the imposition of conditions. Our strategy not only ensures that there will be no adverse impact on either the site, or elsewhere from flood risk but offers the opportunity for a betterment to existing conditions.

Our proposals also include a range of other benefits for both new and existing residents of Woolmer Green including the provision of a pedestrian crossing over London Road, improvements to existing bus stops and a contribution of more than 1 million pounds towards the County Council sustainable travel corridor scheme along London Road. In addition, the development will incorporate substantial new public open space, including new footpaths and a community orchard, and will enhance existing trees and hedgerows to create important wildlife corridors and green connections. Substantial new landscape planting will also be provided with a specific focus on where the site borders the Green Belt.

Further benefits include contributions towards improvements to the village playground, local sports facilities and local health services.

To conclude, the application proposals represent sustainable development and the principle of development has been established through the allocation of the site for housing officers have carefully considered all the relevant technical matters and concluded that on balance there are no unacceptable impacts or harmed that would justify withholding planning permission, we fully endorse the officer's recommendation and hope you can to thank you,”

Ros Naylor spoke against the application as follows:

“I’m speaking on behalf of the British Horse Society and also as a local equestrian. I have reviewed the planning application and note that no mention at all has been made over questions horse riders or horse-drawn carriage drivers. Also when the plan was being described on the east side is a livery yard at Payne's Farm which has been completely ignored. This proposed development lies adjacent to this.

In Hertfordshire there are 21,000 horses kept. Each of which contributes approximately £5,548 per year to the local economy, making a total contribution of 120 million per year to the local economy. Not to be sniffed at. People employed within the equine industry are riding instructors, groomers, stable staff, veterinary surgeons, equine dental technicians, equine physiotherapists, farriers, farmers, agricultural contractors, farming contractors, fencing contractors, saddlers, feed merchants, the list goes on. Horse riding and horse drawn carriage driving is an all inclusive activity and a totally diverse sport carried out by people of all ages between approximately two to 90 years old. Both by able bodied and people with disabilities.

It provides an excellent contribution to people's physical and mental health.

Horse riders and carriage drivers are considered being vulnerable road users by the government and should always be considered together with walkers and cyclists, but nothing has been said about them. This development will result in an increase in traffic along the local roads, not just London Road, making then use more hostile and hazardous by horse riders and horse drawn carriage drivers. We recently carried out a survey amongst the local horse riders and horse drawn carriage drivers, which showed that 86% had suffered vehicles passing them too fast, 66% too close, and 73% had suffered vehicles aggressively driving towards them. It's just not on. So as to mitigate against this, we request a legally enforced section 106 agreement with the developers to provide a sum of no less than £300,000 towards the funding of improvements to the local network of restricted byways and bridleways by interlinking them with existing ones to provide long distance routes as well.

In addition, the funding will be used to improve road safety.”

Jed Griffiths spoke on behalf of the Woolmer Green Parish Council as follows:

“Jed Griffiths, Planning Consultant to Woolwich Green Parish Council, which has consistently objected to the development on this site, and we want to talk about two issues this evening, flooding and access from the B197.

Turning to flooding, the application recognises the issue of flooding on the sloping site. It's introduced measures to mitigate this by planting trees and installing an attenuation basin. However, the basin seems to be located further north and to the western side of the site, which is away from the main areas where the flooding accumulates. So it will not disrupt the flow of water from the slope, the [Parish] Council believes the basin should be relocated to a more central location, otherwise the flooding experienced now will increase rather than be controlled. This needs to be knowledge, it needs to be addressed, please developers talk to us.

The [Parish] Council does not believe that 150 dwellings can be supported on this site given the historic issue of flooding to the south of the site and in New Road. Photographs in our objection letter which you have in your packs demonstrate this.

Turning to access were unclear as to why the main access to the site is contrary to comments made by the Planning Inspector during the Local Plan examination. He stated during the hearing sessions that he was concerned about a further erosion of the Green Belt to provide an access road beyond the developed area of Woolmer Green, north of the chocolate factory. He also wrote to the Council saying I have expressed concern about the use of land in the critical gaps between rural Woolmer Green and Knebworth to avoid a vehicular access to the site from London Road.

He supported an access road going through the adjoining site HS43 which is currently occupied by a car dealership, but that's included in the Local Plan in the housing developments. The Parish Council supports that approach, it believes that it was included in the Local Plan as it states in the Local Plan “provision of a vehicle or access to meet the site and site HS43 to ensure good quality connectivity and permeability in line with sustainable transport for all”.

The B15197 is a very busy road. The junctions are where most accidents occur in Woolmer Green.”

The following points were made during the discussion:

·         Concerns were raised by members on Section 106 monies funding projects in Welwyn Garden City rather than Woolmer Green. Officers confirmed that there needs to be an identified project for Section 106 money and it was possible for facilities to be extended in other areas that were best placed to meet the needs of this development. It was noted there was a table in report which set out where Section 106 money would be used.

·         It was clarified that developments are required to mitigate flood risks and that the proposed new homes would not see an increase/worsening of any existing off site flooding issues.

·         Concerns were raised regarding traffic in the area. It was noted a transport statement was provided that stated there were no significant adverse impacts on highway safety. There was no objection raised by Hertfordshire Highways or National Highways.

RESOLVED

(unanimous)

The planning permission be approved.