Issue - meetings

Demolition of an existing building to the rear of No.126 and construction of 2no. two storey detached self build dwellings with associated subdivision of the site and alterations to access, parking, landscaping works and construction of workshop and garage at 126 Toms Lane, Kings Langley.

Recommendation: that planning permission be refused.

The application was for demolition of an existing building to the rear of No.126 and construction of 2no. two storey detached self build dwellings with associated subdivision of the site and alterations to access, parking, landscaping works and construction of workshop and garage at 126 Toms Lane, Kings Langley.

The Planning Officer reported that officers were aware of the circulation by the applicant of additional information to Planning Committee members.  Having reviewed the material, officers did not consider that it altered the officer assessment or recommendation for refusal as set out in the report.

The Planning Officer also reported that paragraph 7.4.21 of the report referred to a 1.7 year housing land supply.  However, the updated published figure was 1.2 years.  The Planning Officer confirmed that this did not alter the weightings or officer recommendation as detailed in the report.

A local resident spoke against the application.

The applicant spoke in favour of the application.

Points raised by the speaker against the proposal included: the different and harmful nature of the backland form of the development; the site is Green Belt and not Grey Belt and the development would cause harm to a Green Belt site which had an important role in preventing coalescence; the potential for a precedent for development to be set, leading to similar developments in neighbouring plots and an incremental erosion of the Green Belt; and concern about assessing the site as Grey Belt in isolation rather than as part of a wider land parcel.

Points raised by the speaker in favour of the proposal included: the development would provide accommodation for family members who would otherwise not be able to afford the very high local housing prices; there had already been significant infill and splitting of plots in Toms Lane; the site was Grey Belt, the plot size was adequate, and there were no highways objections; and consideration had been given in the design to ensure that there would be no residential overlooking.

With regard to points which had been raised by speakers, officers clarified that the assessment of Grey Belt related to the application site only, and not to any wider parcel of land.  In assessing the application consideration had been given to the site’s contribution to purposes (a), (b) and (d) set out at Paragraph 155a of the NPPF.  For the reasons set out in the report, officers considered that the site made a weak contribution to all three purposes.  Therefore, whilst officers were recommending refusal on the grounds of harm to the character and appearance of the area and amenity, the site was Grey Belt and there were no reasons for refusal arising from harm to the Green Belt.

Moderate weight had been attached to the provision of housing; however, in assessing the balance this benefit was not considered to outweigh the harm which would arise from the development.

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

·       A  ...  view the full minutes text for item 133