Issue - meetings

Erection of two self-build detached dwellings, alterations to existing vehicular access and land levels and proposed associated landscaping at The Dell, Long Lane, Heronsgate.

Recommendation: that subject to the completion of a Section 106 Agreement securing an off-site affordable housing financial contribution, two self-build dwellings and associated monitoring fee(s) that the application be delegated to the Head of Regulatory Services to grant planning permission subject to conditions.

The application was for erection of two self-build detached dwellings, alterations to existing vehicular access and land levels and proposed associated landscaping at The Dell, Long Lane, Heronsgate.

The Planning Officer reported that there were no updates.

Parish Councillor Alistair Park of Chorleywood Parish Council spoke on the application.

A representative of Heronsgate Residents’ Association spoke against the application.

The agent spoke in favour of the application.

Issues raised by speakers against the proposal included: the impact on the Heronsgate Conservation Area and the historic Chartist village and the rural character of Long Lane; the unsustainable location with a lack of pavement and street lighting on Long Lane, poor walking and cycling conditions and poor public transport links; the impact of two substantial five-bedroomed private dwellings in terms of domestic activity, vehicle movements, parking, deliveries, lighting and access works in what had long been experienced as a green Conservation Area edge; the proposal offered modest mitigation compared to the previously refused application; there remained objections from Herts Highways and the Conservation Officer; and the heavily reduced affordable housing contribution meant that there was a lack of benefit to outweigh the harm caused.

Points raised by the speaker in favour of the application included: the proposal was appropriate development in the Green Belt as the site was previously developed land and no substantial harm to the openness of the Green Belt would be caused; the proposal would contribute towards meeting a demonstrable unmet housing need; significant reductions had been made to the extent of the built form compared to the previous application in order to ensure there was no harm to the Conservation Area; only a small section at the front of the site was within the Conservation Area, and only limited alteration was proposed at this part of the site; the properties would be set back from Long Lane and be partially sunken and would therefore appear as single storey dwellings with green roofs, limiting their views from Long Lane; extensive landscaping and new tree planting was proposed, enhancing the existing vegetation and preserving the verdant nature of Long Lane; given its semi-rural location the site was sustainable; and the scheme would offer benefits through an affordable housing contribution, the use of previously developed land, ecological enhancements, economic opportunities during construction work, and energy efficiency enhancements.

Committee Members asked questions about the detail of the application which were responded to by officers.  The Committee’s discussions included the following:

·       A Committee Member expressed the view that the Heronsgate Conservation Area was of exceptional importance and there was a need to ensure that its rural character was not harmed.  For this reason, very substantial weight should be given to any harm to the heritage asset as required by paragraph 212 of the NPPF, and this included the strip which formed part of the application site.  The Committee Member highlighted the comments of the Conservation Officer, who had concluded that the proposal would cause harm by bringing residential development to the edge  ...  view the full minutes text for item 153