Cambridge City Council's planning committee met on Wednesday 1 October 2025 to discuss several planning applications and appeals. The committee refused an application for the erection of a self-build dwelling at 80-82 Lovell Road, but approved applications for a temporary sales office at 137-143 Histon Road and for repairs to the listed building at 4-6 Short Street. The committee also reviewed recent appeal decisions and a list of pending appeals.

80-82 Lovell Road

The committee refused planning permission for the erection of a self-build dwelling, alterations to the existing access, and alterations to 80 and 82 Lovell Road, CB4 2QP. The presenting officer, Amy Stocks, cited third-party representations and policy conflicts as the reason the application was brought before the committee. The key issues raised were:

• The proposal was contrary to the character and pattern of development in the area.
• Safety concerns for existing occupants of number 80-82.
• Cycle storage.

The application was contrary to policies 52, 55, 56, 57 and 80 of the Cambridge City Local Plan 2018 and Paragraphs 117, 135 and 139 of the National Planning Policy Framework (2024).

The officer's report stated that, while the visual design of the dwelling was considered in keeping with the area's character, the introduction of backland development¹ was not in keeping with the pattern of development on Lovell Road. The report also raised amenity concerns, stating that the application failed to demonstrate there would be no harm to neighbouring occupants from the use of the proposed access road between properties 80 and 82. The front doors of these properties face directly onto the proposed access road.

The report noted that the applicant's agent had cited other instances where policy 52 had been implemented, allegedly inconsistently. The officer responded that each case is assessed on its own merits and is not directly comparable with areas of differing contexts. The officer stated that the contexts of the cited sites, their individual constraints and opportunities, were different from those of 80-82 Lovell Road, and as such, the application of policy 52 would not allow for the same outcomes to be achieved.

Despite the identified need for self-build dwellings in the district, officers gave the provision of this tenure only moderate weight, due to the unsuitability of the proposal in relation to other policies within the local plan and national guidance.

The proposed access road was considered to have direct impacts on the occupants of 80-82 Lovell Road, as it would be located directly outside their front doors. While officers acknowledged that vehicles would be unlikely to be speeding on the access road, there remained the possibility that occupants would encounter moving vehicles when exiting their homes. The lack of footpaths within the development to these front doors indicated a clear prioritisation of car use over pedestrian and cycle movements, directly contrary to paragraph 117 (a) of the National Planning Policy Framework 2024.

The proposed cycle storage was also deemed inadequate, as it was too small to provide the necessary number of spaces.

137-143 Histon Road

The committee approved an application for the conversion of the approved Plot 42 (under application reference 25/01354/FUL) into a sales office and marketing suite for a temporary three-year period at 137-143 Histon Road, CB4 3HZ. The application also included the installation of three temporary car parking spaces to the rear of the sales suite, including a disabled parking bay, EV chargers, bollard lighting, and soft landscaping. Cycle parking was to be provided by the front entrance of the sales office.

The presenting officer, Aaron Coe, stated that the application was brought before the committee because it was a minor application relating to the council's own land.

Officers considered that the proposal would have little impact on the character and appearance of the street scene and surrounding area, and that the proposed location of the sales office and marketing suite within the application site was appropriate for the temporary use proposed. The proposal adequately respected the residential amenity of existing and future neighbours and the constraints of the site.

The landscape officer initially objected to the application, as the temporary parking bays proposed encroached slightly into the root protection zone² (RPZ) of the existing trees along the western boundary. The officer recommended that the paving surface for the temporary parking be revised from asphalt to a permeable surface, and that a method statement for excavation and paving works in the tree RPZ be provided before determination. The applicant submitted additional information showing the arboricultural method statement, tree protection, and permeable paving on a cellweb-supported sub-base in the car parking bays for the sales and marketing area, and the landscape officer withdrew their objection.

4-6 Short Street

The committee approved an application for listed building consent for external and internal repairs to 4-6 Short Street. Number 4 is a grade II listed building, while numbers 5 and 6 are recorded as buildings of local interest within the Kite Conservation Area³. The presenting officer, Helen Newman, stated that the application was brought before the committee because the land was within the ownership of the council.

The application contained a detailed list of repairs to all dwellings, to ensure the dwellings continue to be suitable and compliant as social housing, while preserving the historic character and significance of all dwellings. The works proposed included internal damp and plaster repairs, tanking of the basement room, asbestos investigation and removal if deemed relevant, repointing and lintel repairs, roofing slate replacement, roof strut strengthening, window joinery repairs, drainage improvements, ventilation upgrades including external vents, and the cleaning and paint removal to the front elevation of number 4.

The application was supported by the conservation officer, subject to conditions. During determination, the applicant submitted information to address the conservation officer's queries regarding the front facade of 4 Short Street. The conservation officer confirmed that the paint-stripping method was acceptable.

Appeals

The committee reviewed the Appeals Report 1 October Plan Cmte, which provided information on decisions notified by the Secretary of State, appeals received, local inquiry and informal hearing dates scheduled, and appeals awaiting a decision from the inspectorate. The committee noted that an appeal against conditions imposed on planning permission for Mayflower House, Manhattan Drive, CB4 1JT had been allowed on 3 September 2025. The committee also noted that a statement was due on 9 October 2025 for an appeal relating to 78 Poulter Walk, Trumpington, CB2 9GY.