Agenda and draft minutes

To confirm and sign the minutes from the previous meeting of 15 October 2025.

The minutes of 15 October 2025 were confirmed and signed as an accurate record.

To determine the application.

Kimberley Crow presented the report to members.

Members received a presentation, in accordance with the public participation procedure, from Jonathan Malings, the agent. Mr Malings stated that Allpress Farms is a fifth generation family run Fenland business, farming in the region since the early 1900s, employing over 100 full-time staff and around 130 seasonal workers during the busy harvest months, with these jobs held primarily by local residents with operations on the farm supporting many local businesses and the business currently grows around 10,000 tonnes of leeks each year supplying major UK retailers. He made the point that the leek season runs for just 44 weeks leaving an 8 week gap where produce must either be imported or stored and, as with all rural businesses, Allpress Farms are seeing a tougher economic climate to provide what consumers and suppliers require, fresh local produce all year, whilst reducing their carbon footprint and providing a sustainable business model.

Mr Malings stated that the new cold store will allow the farm to keep production British, storing their own crops on site, reducing the need for the current imports from Spain to meet demand, with the cold store reducing the circa 40 lorries required currently to undertake the 3,000-mile trip from Spain each year to meet demand. He expressed the opinion that from a policy perspective the proposal aligns fully with both national and local planning policy, with the NPPF encouraging the sustainable growth and diversification of rural businesses, and it complies with the Local Plan policies LP6, 12 and 14, which promote rural enterprises, local employment and renewable energy use.

Mr Malings stated that the building will be powered directly by renewable energy from the farm’s anaerobic digestion plant, significantly reducing its carbon footprint, with the digestion plant being powered by leek production from the farm and by products used on the farm. He expressed the view that the proposal has been designed to minimise impact with landscaping and new tree planting is proposed to integrate the building into the landscape, which will deliver a biodiversity net gain of over 15% with lighting limited to when the site is in use.

Mr Malings referred to traffic and access, appreciating the importance of maintaining road safety and currently the leek harvested are transported off site to Chatteris for storage, a round trip that generates approximately 200 vehicle movements per year and once the new store is built these journeys will no longer be necessary meaning a reduction in overall traffic to the current farm along the highway at the busiest period of the site which is to be used for storage expected to need only three deliveries a day. He added to improve safety further they are proposing a new access point, which will meet modern highway design standards and they welcome the acceptance of their proposal for access and traffic management to the site by Highways.

Mr Malings expressed the view that environmentally the scheme is designed to the highest standards, and a  ...  view the full minutes text for item P61/25

To advise members of the current situation and determine an appropriate course of action.

Zoe Blake presented the report to members.

Members asked questions of officers as follows:

·       Councillor Mrs French referred to the mention of health and safety and looking at the photos some of the trees do not look stable asking if there is a safety issue? Zoe Blake responded that the Tree Officer has provided their comments in the report.

·       Councillor Meekins asked why the applicant wanted to fell these trees as he could not see this within the report. Matthew Leigh responded that the applicant suggested it was because there was ongoing maintenance and some concern in relation to the fact that there had been some branches fall over a historic period without any detail, however, the Council’s Arboricultural Officer has visited the site, assessed the trees and has not considered that the trees are at any particular risk more than any other tree to public safety or their health.

·       Councillor Meekins made the point that there seems to be a suggested TPO on 15 trees so presumably there is some threat to these 15 trees. Officers indicated this to be the case.

Members made comments, asked questions and received responses as follows:

·       Councillor Gerstner stated that he lives within 200 metres of this site and passes it several times a day, with the building being a unique one-off building in Whittlesey and the original owner was a Mr Limes, who owned the brick works in Whittlesey, and he sold it on to a Mr Brown who lived there for 50 plus years. He continued that Mr Brown maintained all those trees and, on the demise and death of Mr Brown, he believes the property has been sold twice, with there being some development in the back and the two subsequent owners have come along and wanted to do things with the trees. Councillor Gerstner expressed the opinion that it is a very important building, part of the Conservation Area and there is a lane adjacent to it which school children use to go up and down to Park Lane School. He believes that TPOs on all those trees that are adjacent to that pathway should be applied but he has reservations about the four cedar trees on the front as they are getting very large but feels that TPOs would be a good idea for the amenity of the area because it would put the owner under some conditions that if they needed work doing on them that they would have to apply to the Council to get planning permission to do so. Councillor Gerstner referred back to the Conservation Area and the safety of that walkway where school children use it daily during school times.

·       Councillor Connor made the point that if the TPO is granted it will save the trees and give comfort that they will not be cut down, however, they can be pollarded at any time with the Council’s permission.

·       Councillor Mrs French expressed concern about health and safety and suggested that the Tree Officer  ...  view the full minutes text for item P62/25

To determine the application.

Zoe Blake presented the report to members.

Members asked questions of officers as follows:

·       Councillor Marks referred to USA Chicken and other signage in the area and asked why has this shop been brought before committee when there is other signage that does not have permission? Alan Davies responded that the applicant’s went ahead and made an application following an enforcement investigation whereas the property next door also has unauthorised signage and the owners of that property have not come forward with a planning application. He continued that applications can only be determined that are received and those unauthorised signs within the area are being investigated by the Enforcement Team and those applications would be brought to committee in due course should those applications come forward. Councillor Marks requested clarification that enforcement have investigated this one because the applicant has submitted an application? Matthew Leigh responded that there are a number of open cases for adverts within the District and other forms of breaches and when officers engage with an applicant/owner they can decide to submit an application and other times they can be less than forthcoming. He continued that whilst there is an open case it shows the Council has not considered that it is acceptable and that it is worthy of closing. Matthew Leigh stated that this application has been submitted because the applicant has brought it forward, it has not been because officers have proactively taken action against one over another, but this applicant has attempted to regularise the situation. He made the point that officers have considered the merits of the scheme and come up with a recommendation of refusal, with the fact that there is an advert next to it that is potentially unauthorised as well is an ongoing, open case and should not have any material consideration on determination of this application.

Members made comments, asked questions and received responses as follows:

·       Councillor Marks questioned whether this was just progress as 20-30 years ago it would have just been a dull bulb and now as there are LED lights they are a lot brighter. He expressed the view that 50 years ago the sign for the barbers would have just been a red and white pole and whilst he understands the approach of planning he questioned whether this is not just what is happening in a LED world that people live in. Councillor Marks stated that he cannot see the harm that is being mentioned, he can understand that it is near the fountain and is probably not as in keeping as previous lights and frontages, however, in his view, this is a modern society and he cannot see anything wrong with the application.

·       Councillor Benney referred to the signage at the Turkish restaurant being considered a couple of months ago but the committee received a slating on Facebook questioning whether members were sane for refusing this signage. He agreed with Councillor Marks that LED lights have progressed and this is modern signage,  ...  view the full minutes text for item P63/25

To determine the application.

Danielle Brooke presented the report to members.

Members received a presentation, in accordance with the public participation procedure, from Matthew Hall, the agent. Mr Hall stated that the officer has summed up the application very well and the proposal is merely to move the access into the position it is built in now, with no objections from Environmental Health, Highways or the Tree Officer. He made the point that the proposal moves the access even further away from the TPO and there is no other change to the application, with the conditions currently being worked upon and an archaeological dig has been carried and the drainage design has been submitted to Anglian Water.

Mr Hall stated that when he had a meeting with the applicant a few weeks ago they are keen to push on and have reviewed the Section 106 Agreement when the trigger points are for payments and none of that is being changed, with the applicant being well aware when the payments need to be made.

Members made comments, asked questions and received responses as follows:

·       Councillor Mrs French expressed the opinion that it is a good application, and she will fully support it.

·       Councillor Marks stated that the proposal is within his ward and by slightly moving the access over it gives it a better vision splay. He added that he has not heard anybody complain about this development within the village and is happy to support it.

·       Councillor Imafidon stated that he is happy to support and changing the access would probably protect the tree further, which is a plus. He made the point that it was nice to see that the surface of the road is good and almost in a finished state.

Proposed by Councillor Marks, seconded by Councillor Imafidon and agreed that the application be GRANTED as per the officer’s recommendation.

(Councillor Benney declared that the agent has undertaken work for Chatteris Town Council and himself personally and the applicant is also known to him, but he is not pre-determined and will consider the application with an open mind)

(Councillor Imafidon declared that the agent is undertaking work for him, but he is not pre-determined and will consider the application with an open mind)

(Councillor Marks registered, in accordance with Paragraph 14 of the Code of Conduct on Planning Matters, that he is a member of Manea Parish Council but takes no part in planning)

To determine the application.

Tom Donnelly presented the report to members and drew attention to the update report that had been circulated.

Members received a presentation, in accordance with the public participation procedure, from Chris Walford, the agent. Mr Walford stated that this application seeks approval for eight 2 to 3 bedroom dwellings creating much needed housing provision within the built-up area of Wisbech and the proposal has the full support of Wisbech Town Council, Highways, Ecology and the Tree Officer. He added that the proposal involves the demolition of the former Superseal showroom and its associated factory to the rear where the windows and doors were manufactured on site, with Superseal now having moved the whole operation and their staff to a new location out of town and the site has been vacant for about 12 months.

Mr Walford made the point that the site is vacant, was operated by Superseal for many years and it is a quite historic use and there are no current restrictions on the activities or working hours so in theory any future business could, with similar working operations in retail or light industrial use, potentially move in and continue operating from the site. He expressed the view that this is a non-conforming use within a built-up residential area that is flanked on three sides by existing residential dwellings.

Mr Walford expressed the opinion that, based on its location and the proximity to existing dwellings, they feel that the site should ultimately be residential, with the site having an extant permission for 3 dwellings, however, this permission is not financially viable when factoring in demolition costs, tree protection and BNG offset so the number has been increased to make it a viable and workable scheme. He feels that the site is in a sustainable location, it is located a short walk from the town centre, close to local amenities and the St Peters Primary School.

Mr Walford referred to the officer’s report for the extant permission describing the site as well situated, sustainable and in accordance with planning policy. He expressed the view that, with regard to overlooking to neighbours, the site is enclosed by dense trees and hedges, all of which will be retained as part of the scheme and the site has been designed to ensure there is no impact on existing trees, one of which is a TPO tree, hence the more unusual layout that is purely to avoid the root protection areas.

Mr Walford made the point that officers have stated that they have concern with some of the gardens being shaded by existing trees, however, in his view, this is personal preference and consideration by a buyer in the future, not a reason to refuse the development and it is nice to see new build plots that do have trees, referring to the Chapter Gardens site in Leverington which had many trees and the conclusion was that it was not a reason to refuse. He stated that, in terms of flood risk, the  ...  view the full minutes text for item P65/25

To determine the application.

Tom Donnelly presented the report to members.

Members received a presentation, in accordance with the public participation procedure, from Rory Canham, the agent. Mr Canham stated that this is an infill site and all the dwelling are 100% affordable, ensuring homes for local people and future generations. He expressed the view that the principle of development, on balance, is considered to be acceptable, noting the positive support from various consultees such as Highways, Ecology, Archaeology, Environment Agency and Environmental Health.

Mr Canham referred to the 100% affordable housing provision and made the point that the Council’s Housing Team have previously confirmed that there are 31 names of people currently seeking affordable homes in Guyhirn. He stated that a recent outline application 70 metres to the south east of the application site along Gull Road received approval during September’s committee meeting and involved the erection of 24 affordable homes and in light of that approval this application site is the last remaining gap in development on this side of Gull Road and would represent a completion of the linear pattern of development along Gull Road, therefore, showing compliance with Policy LP3 relating to infill development whilst simultaneously not extending the village boundary.

Mr Canham expressed the opinion that the proposed 6 affordable units within this application look to successfully assist in meeting the remaining provision of the 31 affordable units assigned to Guyhirn, taking the new total to 30. He feels the design proposals put forward with this application are also in keeping with the form, scale, character and materiality of the immediate area, mirroring the similarly sized scheme which has been built to the north of the site.

Mr Canham stated that they naturally approached the parish in August 2024 prior to any formal application being submitted where the parish noted their interest in this site being a rural exception site supporting affordable housing for a registered social housing provider and subsequently they have submitted this application following this positive pre-application consultation with the parish where they had a separate objection based on the highway, traffic and parking concerns. He added that the separate highways consultation concluded and highlighted no objections on these same concerns, with there being ample off-road parking being provided including two new access driveways which achieve suitable turning circles and visibility splays all in accordance with the Fenland Local Plan.

Mr Canham advised that the applicant has been in dialogue with Anglian Water direct where they have a pre-development drainage strategy agreement in place should planning be sought, which involves foul drainage connecting to the existing infrastructure along Gull Road whilst surface water is discharged to the existing drains to the rear of the site subject to separate agreement with the IDB. He continued that in terms of flooding the application is located on the border of Flood Zones 1 and 3 and the sequential test submitted clearly justifies the search area as being the parish boundary and, therefore, not District wide, which was a similar  ...  view the full minutes text for item P66/25

To determine the application.

David Grant presented the report to members.

Members received a presentation, in accordance with the public participation procedure, from Matthew Hall, the agent. Mr Hall stated that on site at present there is a café, a shop selling various country goods, animal feeds, gifts and homeware and that business has been on site for approximately 8 years, with there already being parking on site and an existing access. He advised that the applicants have identified a need for this proposal in Chatteris and have already had a number of enquiries with regard to the dog grooming proposal following the application appearing in the Cambs Times in July and also from people visiting the site.

Mr Hall made the point that there are other dog exercise areas in March, Manea and Doddington which are popular. He stated there are no technical objections to this application, it is all in Flood Zone 1.

Mr Hall advised that queries were raised by the Highways Officer and they were given time to address these, which was gratefully received, and Highways have now come back and there is no objection, with the proposal being to upgrade the existing access slightly. He stated that the proposal will allow further expansion of an existing business, looking to employ further persons for maintenance and the dog grooming business, which, in his opinion, will complement the existing business.

Mr Hall expressed the view that the officer’s report sums up the application well, with a recommendation to approve. He referred to a comment by Chatteris Town Council about having 2 metre high industrial fencing set around, which has not been proposed as, in his opinion, it would stick out being next to a very prominent road and they have worked with the officer, receiving suggestions on fencing, which they have took on board.

Members asked questions of Mr Hall as follows:

·       Councillor Meekins referred to Chatteris Town Council wanting a 2 metre high fence but 1.8 metre is considered high enough and asked about their proposal for the double gate system of access to each of the areas? Mr Hall responded that the gated system is set back so people can pull off the road, he believes users will book online and they will then receive a code for the gate to open it. Councillor Meekins sought clarification that this was the access to the two fields for dog exercising? Mr Hall indicated it was, making the point that the main access from the main road will always be open.

Members made comments, asked questions and received responses as follows:

·       Councillor Benney stated that whilst this is in Manea parish now it is nearer to Chatteris, he knows the site well and these dog exercise facilities seem to be cropping up everywhere. He welcomes this application, it is a further development of the business and another service being offered and he is sure it will do well when it is up and running. Councillor Benney stated that it is nice  ...  view the full minutes text for item P67/25

To determine the application.

David Grant presented the report to members and drew attention to the update report that had been circulated.

Members received a presentation, in accordance with the public participation procedure, from David Nicholas, a supporter of the proposal. Mr Nicholas informed members that he lived close to this location, probably 200-300 metres, and has lived here for 10 years, but farmed the land for about 30 years and his father farmed the land prior to this so he has experience of the land for the past 70 years. He made the point that in that time there has been no flooding whatsoever and he is a member of the local drainage board, so he is well aware of drainage matters, although he does not represent the drainage board.

Mr Nicholas expressed the view that there has been people trying to imply that there is not good road visibility but that is not true as they have farmed here for 70 years and they have never had a problem, with the visibility in both directions being very good. He stated that the one problem he has had with farming is theft but since he has moved on the farm that has virtually reduced and he can understand why Mr Harrison wants to live with his buildings with his equipment in to keep them secure because, in his view, in the Fens this is a problem.

Members asked questions of Mr Nicholas as follows:

·       Councillor Marks stated that he lives in Manea and travels Wimblington Road every day, he referred to access and vision along that road and asked if he would agree that, from Lion’s Drove, Boots Bridge and up to Poly Sports can be seen, probably a distance of 1.5 miles in total? Mr Nicholas agreed and stated it is approximately 1 mile to Boots Bridge.

·       Councillor Marks referred to Mr Nicholas’ property being the one that has been built further down Lion’s Drove, which is quite a large property with three garages, and asked if it was in keeping with the dwelling being proposed today, being of the same size and scale. Mr Nicholas responded that he could not comment on this.

·       Councillor Marks asked in relation to drainage boards if this comes under Wimblington? Mr Nicholas responded that it is the Curf and Wimblington Combined Internal Drainage Board. Councillor Marks continued that he has stated that he is unaware of any flooding within that area, which is in Flood Zone 3 and asked if the land is drained? Mr Nicholas responded that he did not know, it could well be, but he has not seen it flood.

Members received a presentation, in accordance with the public participation procedure, from Sam Harrison, the applicant, and Matthew Hall, the agent. Mr Harrison stated he wishes to build an occupational dwelling for himself, his wife and three children, two of which are in Manea school. He added that he has lived in Manea for just over 25 years and is proud to  ...  view the full minutes text for item P68/25

To determine the application.

David Grant presented the report to members.

Members received a presentation, in accordance with the public participation procedure, from Matthew Hall, the agent. Mr Hall stated that the site was used by Fenn’s Buses for just over 40 years, there are permanent structures on site which the photos show, some of which are being utilised as part of this proposal. He continued that the applicant purchased the site approximately a year ago and at present the units on site are rented out to existing businesses.

Mr Hall made the point, as the officer has stated, this is a brownfield site and under 10.3 it states this is a material consideration that weighs positively on the proposal. He continued that directly opposite this site, to the north in 2024 planning permission was obtained under delegated powers for industrial units, with that site progressing, and this is all in Flood Zone 3 just as this site is.

Mr Hall expressed the view that there are no technical objections to this application from Lead Local Flood Authority, Highways and March Town Council and he is pleased to note that Fenland’s own Business and Economy Team support the application and state there is a significant demand for these units. He reiterated that this site is directly opposite a site under delegated powers received approval in 2024 for industrial units and within the officer report it stated on that application that the proposal was on an established site with some replacement buildings, the scope of the sequential test is agreed to be confined to this site as all of the site is in Flood Zone 3 there are no preferred areas within the site where the buildings would be set and, in his view, this site is directly opposite to the south, is also in Flood Zone 3, confirmed as brownfield, has been used by Fenn’s buses for over 40 years and is already partly developed.

Mr Hall referred to Policy LP6 and, in his opinion, the proposal would allow for employment opportunities and one key point in the officer’s report under 10.7 is that between 2012-2025 the town of March should achieve 105,000 metre squared employment area but at present it has only achieved about 51,500 metre squared of employment area, which is not even half the requirement so there is still a significant need and this application will go towards that. He referred to the site layout plan on the presentation screen, making the point that over half of the site is parking to help with the drainage and to comply with the Local Plan in terms of parking and they have used existing buildings on site that are already rented out.

Mr Hall stated that the proposal does not affect the Board’s drain, that is all to the north on the opposite side of the road and Middle Level have not objected. He showed a plan of the site highlighting that directly to the west is the Force One site where works  ...  view the full minutes text for item P69/25

To determine the application.

Hayleigh Parker-Haines presented the report to members and informed members that Anglian Water has responded today confirming that they are satisfied the surface water hierarchy has been complied with and, therefore, this application is now recommended for approval subject to the conditions contained within report.

Members received a presentation, in accordance with the public participation procedure, from Alastair Close, the agent. Mr Close stated that he is delighted that, after many months of working closely with officers, the application is recommended for approval. He commended the officers for the comprehensive report as well as their diligence throughout this process which has led to the recommendation.

Mr Close made the point that Nene Waterfront is a major regeneration opportunity, with outline planning permission being approved in 2023 for five plots and these comprise of a mix of residential, commercial and a care home, with this application relating to Plot 5 and will deliver an extra care home with 70 apartments in line with the outline permission. He stated that Fenland Extra Care Consortium, the applicants, is a partnership between Bemore, Seafield Construction and Pinnacle Care Group, industry leaders in both delivery and operation of state of the art care facilities, with the consortium working closely with Fenland Future Ltd, Cambridgeshire County Council and Homes England and all of these stakeholders are fully supportive of the much needed care accommodation being created.

Mr Close stated that the apartments will be for over 55’s who require an element of care, they will be able to live independently but with the added security of access to professional care on site and the homes will also be fully adaptable so they can respond to evolving care needs and residents will have access to shared communal amenities. He made the point that 100% of the units will be affordable and are subject to nomination rights and the building will also be partially funded by a Homes England grant to support the affordability for residents.

Mr Close expressed the opinion that local needs data confirms considerable demand for this type of accommodation and it will be similar to the successful facilities in Whittlesey and Doddington, being the first of this quality in Wisbech. He expressed the view that 25 new jobs will be created on site with many more opportunities during the construction phase.

Mr Close stated that the building has been designed to embrace its waterfront setting, two wings extend towards the River Nene which both maximises views for residents as well as helping to create light and airy living space. He feels the share central amenity area links directly to the waterfront promenade to generate interest and activity and the façade of the building will be predominantly finished in brick work to respect the local character, and this will be patterned across the various facades to add interest and where practical there are also areas of green roof.

Mr Close continued that the building is set within structured landscaping, which includes native planting and there  ...  view the full minutes text for item P70/25

To determine the application.

Alan Davies presented the report to members.

Members received a presentation, in accordance with the public participation procedure, from Beverley Moss, the agent. Ms Moss stated that the officer has provided a succinct report on the recently updated position of the flood risk and drainage consultees as a direct response to the reason for deferring the decision at the committee last month. She made the point that the conclusion from those key parties is clear that there is not a technical flood risk or drainage reason to object to the proposals, with the consultees being wholly satisfied with the technical information submitted and that the use of planning conditions will provide the necessary controls for development and she trusts this gives members the comfort they require.

Ms Moss stated that she presented the key headlines last month and reiterated that this is a scheme for 42 affordable homes, with all the homes being available for social rent and provides a secure housing option for people on the lowest of incomes. She added that the Council’s own Housing Needs report confirms there is a clear and demonstrable need for affordable housing of all tenure types in the District.

Ms Moss made the point that all of the homes are bungalows and 6 of those will be fully adapted for wheelchair users, with the new homes in an area identified in the Local Plan for housing growth and that area of growth was subject to a Level 2 Strategic Flood Risk Assessment (SFRA) when the area was first identified for inclusion in the Local Plan. She continued that the SFRA confirmed that Wisbech is well defended from fluvial and tidal flood risk issues through a number of things and the Local Plan was adopted on that basis.

Ms Moss expressed the view that the site is sustainably located close to the centre of Wisbech and the site has never flooded in 67 years the current owner has lived there. She stated that the development involves the reuse of previously developed land, which forms a key part of both national and local planning policies.

Ms Moss made the point that there are no objections from the Local Highways Authority both in terms of impact on the local highway network or detailed design in the layout, with the proposal including 8 visitor parking spaces. She feels that officers are satisfied that the new homes will not result in any amenity issues for neighbouring residents and the new homes will be accompanied by new landscaping in the form of private gardens spaces, new trees and other shrub and grass planting, with over 400 metres of new hedgerow and an area of informal amenity open space.

Ms Moss stated that the resolved position of the Council is that contributions for social infrastructure will not be sought on 100% affordable schemes in recognition of the viability issues in this area. She summarised that this is a much-needed affordable housing scheme that seeks to deliver a high-quality development,  ...  view the full minutes text for item P71/25