An application received by Gedling Borough Council from Shaftesbury Design Practice Ltd acting as agents on behalf of Mr and Mrs Hobbs to build a new dwelling on land at Long Meadow Farm 50 Main Street Woodborough Nottinghamshire NG14 6EA has been refused.
The planning application stated that the proposed development would have involved demolishing the existing home office (currently used as a home office / storage) and the erection of a dwelling.
The notice of refusal issued by Gedling Borough Council dated February 12 states that permission was refused for the four reasons listed below:
- The proposed development would comprise a replacement building in the Green Belt, that would be in a separate and different use to the existing, be greater than 50% larger than the existing storage barn it replaces and require a long driveway, which would have a detrimental impact on the openness of the Green Belt. The proposal would, therefore, be contrary to Policy LPD 14 of the Gedling Local Planning Document 2018.
- The proposed development would result in harm to the open character of this part of the Woodborough Conservation Area and the setting of the Grade II* listed Woodborough Hall. No public benefits have been identified that would outweigh this harm and the impact of the proposed development on Heritage Assets would, therefore, be contrary to Section 16 of the National Planning Policy Framework 2023, Policy 11 of the Aligned Core Strategy 2014 and Policies LPD 26 and LPD 28 of the Gedling Local Planning Document 2018.
- The proposed development would result in the intensification of the use of an access from a main road that is of a substandard width that would be likely to result in vehicles reversing out onto the public highway and has insufficient visibility splays. This result in severe harm to highway safety would be contrary to Paragraph 115 of the National Planning Policy Framework 2023 and Policy LPD 61 of the Gedling Local Planning Document 2018.
- The site is covered by a Tree Preservation Order and is located within a Conservation Area and there are numerous trees in close proximity to the proposed dwelling. Insufficient information has been provided to demonstrate that the impact on these trees would be acceptable. The Local Planning Authority is therefore unable to establish whether the proposed development would comply with Policy LPD 28 of the Gedling Local Planning Document 2018 and Paragraphs 136 and 180 of the National Planning Policy Framework
2023 in relation to its impact on these trees.
A recommendation sheet authorised by Gedling Borough Council’s Planning Delivery Manager/Principal Planning Officer dated February 12 advised that multiple objections were raised including:
Woodborough Parish Council objected on the grounds that it was inappropriate development in the Green Belt and conservation area, detracting from the green space which extends into the open countryside. They further noted the planning history of the site, with the applicant being told under 2022/1118 that they could not install hardstanding due to harm on the openness of the Green Belt and that the current proposal would add 3 parking spaces and a driveway, which would be more detrimental.
Nottinghamshire County Council objected on the grounds that the visibility of the access is sub-standard and the application does not show a visibility splay of 2.4m x 47m in both directions due to the bend in the road. The access is a sub-standard/inadequate width and does not allow for 2 cars to pass at the access point where cars may have to reverse back onto the adopted highway to allow a car to exit. The required access width required is 5.8m and that where a development is situated more than 45m from the highway, you must cater for emergency vehicles by constructing the drive and any turning areas, so they can cater for a commercial or service vehicle. The minimum width for access should be at least 3.7m (between kerbs) and fire vehicles should not have to reverse more than 20m.
Neighbour objections included the following:
- Inappropriate development in the Green Belt, on agricultural land in a village already
heavily built on; - Inadequate parking and access;
- It is unclear whether the proposed dwelling would be for private use, for sale, rental or
a holiday let; - Overall negative impact on the local community;
- The existing building has not been converted to a home office, even though it has
permission; - Concerns for local wildlife including owls and bats;
- Concerns over noise pollution and pollution in general for houses on Park Avenue;
- Could set a precedent for further development and dwellings at the site;
- Light pollution;
- Harm to the Conservation Area;
- The Site Location Plan is incorrect as it includes land not within the applicant’s
ownership; - Concern about a house sale falling through; and
- Concerns about construction traffic.
Further details regarding Planning Application 2023/0535 can be accessed HERE.
