The Planning Control Committee met to discuss planning applications for a residential development in Ashwell and a residential care home in Letchworth Garden City. Councillors voted to approve both applications, subject to conditions and legal agreements. The committee also received an update on planning appeals.

Planning application for land between Huntsridge and Ashwell House, Ashwell

The committee voted to grant planning permission for the erection of 14 dwellings on land between Huntsridge and Ashwell House, subject to the completion of a legal agreement and an extension of time to the statutory determination date. The development includes affordable housing, an access from Ashwell Street, a footpath link to Lucas Lane, public open space, landscaping, biodiversity enhancements, and associated infrastructure.

The decision was subject to amended conditions, including:

• Prior to the first occupation of the development, the vehicular access must be completed according to approved specifications, with arrangements for surface water interception to prevent discharge onto the highway.
• Off-site highway improvement works on Ashwell Street, including surfacing, traffic calming, and pedestrian/cycling facilities, must be completed before the first use of the development.
• A fire hydrant must be installed before the occupation of the development.

The planning application had received objections from the Ashwell Parish Council, who raised concerns that the development was contrary to the Ashwell Neighbourhood Plan policies, would have an adverse impact on the conservation area, and would have adverse impacts on the transport network.

Historic England also objected to the application on heritage grounds, stating that it did not meet the requirements of the National Planning Policy Framework (NPPF). However, Historic England clarified that the harm to heritage assets would be at the moderate to low level of 'less than substantial harm'.

The council's Conservation Officer also objected to the proposal, stating that the site makes a very positive contribution to the character and appearance of the Ashwell Conservation Area.

The planning report noted that a previous application for the site (22/03094/FP) had been refused, but the appeal was allowed. The Planning Officer stated that the current application was not materially different to the proposal considered at appeal, such that a different conclusion resisting development in heritage terms could be sustained.

Planning application for Guysfield Residential Home, Letchworth Garden City

The committee voted to grant planning permission for the redevelopment of Guysfield Residential Home, subject to conditions set out in the report of the Development and Conservation Manager. The proposal involves the erection of a detached 3 to 4 storey 70-bed residential nursing home (Class C2 use¹) with associated parking, landscaping, amenities, and works, following the demolition of extensions to the existing care home.

The decision was subject to conditions, including:

• A Biodiversity Gain Plan must be submitted and approved before development begins, in accordance with paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990².
• Finished floor levels plans must be submitted and approved to demonstrate the external impact on neighbouring properties.
• A schedule of materials to be used on all external elevations and the roof of the development must be submitted and approved.
• A Site Waste Management plan must be submitted and approved.
• Details of secured/covered cycle parking spaces must be submitted and approved.
• The approved details of soft landscaping must be carried out.
• Details of hard landscaping, boundary treatments and any other enclosures must be submitted and approved.
• The development must be carried out in accordance with the Arboricultural Planning Report and the Tree Planting Plan.
• A construction environmental management plan (CEMP: Biodiversity) must be submitted and approved.
• An Ecological Enhancement Plan (EEP) for the creation of new wildlife features must be submitted and approved.
• A lighting design strategy for biodiversity for the site and for residential amenity must be submitted and approved.
• The development must be constructed in accordance with the submitted Energy Strategy Report.
• An Archaeological Written Scheme of Investigation must be submitted and approved.
• Any contamination found during construction must be reported immediately.
• A scheme for the protection of nearby residential dwellings from noise must be submitted and approved.
• Any kitchen equipment must be installed to effectively suppress and disperse fumes and/or odours produced by cooking and food preparation.
• Full details of a Construction Management Plan (CMP) must be submitted and approved.
• A Fire Strategy Plan must be submitted and approved in consultation with the Hertfordshire Fire and Rescue Service.
• Details of a fire hydrant(s) must be submitted and approved.
• Details of the siting, type and specification of EV charging points must be submitted and approved.
• The car parking layout must be installed in accordance with the approved detailed technical plans.

Appeals

The Principle Planning Officer provided an update on Planning Appeals.