The Planning Control Committee met to discuss several planning applications, including a large residential development in Royston. Councillors deferred a decision on the Royston development, and also refused an application for equestrian facilities in Codicote. They approved the construction of two detached houses in Todds Green.

Land off Barkway Road, Royston

Councillors deferred a decision on an outline planning application for a residential development of up to 280 dwellings on land off Barkway Road and north of Flint Hall, Royston. The reasons for deferral were to allow the applicant to conduct further traffic modelling and to enable councillors to visit the site.

The application, reference 21/00765/OP, seeks permission for residential development with green infrastructure, including public open space and sustainable drainage systems¹ (SUDS). All matters are reserved except for access, which is proposed from Barkway Road.

The application had received objections from Royston Town Council, Barley Parish Council, Reed Parish Council, and Hertfordshire County Councillor Fiona Hill, as well as numerous local residents. Concerns raised included:

• The site is not allocated for development in the local plan.
• The development would increase traffic congestion on Barkway Road and the town's one-way system.
• There are inadequate sustainable travel measures.
• The development would negatively impact the character of the area and local wildlife habitats.
• There is insufficient infrastructure in the town to support the development.

The officer's report noted that the council could not demonstrate a five-year supply of deliverable housing sites, engaging paragraph 11 (d) of the National Planning Policy Framework (NPPF), which says that planning permission should be granted unless any adverse impacts would significantly and demonstrably outweigh the benefits.

The report also noted that the site is outside the settlement boundary of Royston and therefore conflicts with local plan policies SP5 and CGB1. However, it stated that the site is physically adjoining the existing built-up area of Royston and would make a significant contribution to the housing land supply.

The officer's report concluded that the residential use of the site is appropriate in land use terms and that this matter weighs substantially in favour of the proposal.

The committee also considered landscape and visual impacts, the impact on heritage assets, archaeological impacts, highway and access impacts, environmental impacts, flooding and drainage, ecology and biodiversity net gain, open space, sports pitch provision, tree impacts, primary care impacts, and sustainability.

The officer's report recommended that planning permission be granted subject to conditions and a legal agreement.

Land at Church Wood, Codicote

The committee refused planning permission for a change of use of land to equestrian and erection of stables and a covered menage at land at Church Wood, Codicote.

The application, reference 24/01042/FP, had received 17 objections from local residents, as well as an objection from Knebworth Parish Council. Concerns raised included:

• Inappropriate development in the Green Belt.
• Loss of openness.
• Not a sustainable location.
• Adverse impact on the environment and ecology.
• Adverse impact on landscape character and appearance.
• Increased noise, vibration, light, and dust pollution.

The officer's report concluded that the proposed development was inappropriate in the Green Belt and would harm the character and appearance of the area. It also raised concerns about the lack of a flood risk assessment and the unsustainable location of the site.

The committee agreed with the officer's recommendation and refused planning permission.

Land between Shangri-La and Todds Corner, Todds Green

The committee approved an application for the erection of two detached dwellings with private gardens on land between Shangri-La and Todds Corner, Todds Green.

The application, reference 25/00949/FP, had received three comments from local residents, as well as an objection from Wymondley Parish Council. Concerns raised included:

• Inappropriate development in the Green Belt.
• Overdevelopment.
• Adverse impact on highway safety.
• Detrimental impact on the character of the area.
• Adverse impact on the setting of the listed 'Thatched Cottage'.

The officer's report concluded that the proposed development would constitute limited infilling in a village and would utilise grey belt land. It also stated that the proposal would not result in harm to highway safety or the setting of the listed building.

The committee agreed with the officer's recommendation and approved planning permission subject to conditions.

Section 73 application relating to land between Royston Road and Cambridge Road, Barkway

The committee discussed an application to vary conditions relating to planning permission 18/01502/OP for land between Royston Road and Cambridge Road, Barkway. However, as the applicant had lodged an appeal against non-determination of the application, the committee delegated to officers to submit a statement of case that planning permission would have been refused due to the absence of a legal agreement to secure planning obligations.

The application, reference 24/01994/S73, sought to vary condition 3 and condition 20 of the original planning permission. Condition 3 related to the details of the development, while condition 20 related to flood risk.

The officer's report stated that the proposed variations were acceptable, but that a legal agreement was required to secure infrastructure contributions.

Appeals

The committee noted an update on planning appeals lodged and any decisions made, as detailed in the Appeals Lodged document.