Proposals to build four homes and holiday accommodation for rent in the garden of a Wendens Ambo pub, dubbed "cramped" and "harmful", are set to be thrown out by councillors after concerns were raised by planning officers. 

Uttlesford Council’s planning committee will consider the plans for the Grade II listed Fighting Cocks pub.

The bosses are hoping to revive the business, which shut during the Covid pandemic, with the development, along with an extension and improvements to the pub and 10 holiday let buildings. 

The proposed development of the site and surrounding landThe proposed development of the site and surrounding land (Image: The Audley Inn Limited) The council’s planning officers have raised concerns about the layout of the homes, the need for additional holiday rental accommodation as well as the impact on the listed building and surrounding area. 

The pub had been awarded funding for development to boost the business but when Covid hit it was forced to shut and the funding was withdrawn.

In a planning and historical statements document, the bosses said: "We will increase tourism to the area and in some ways, help satisfy the urgent requirement for overnight accommodation in the area as stated in Uttlesford district council’s written policy and we will increase rural employment with the creation of 24 full-time employment positions."

The report from the council’s planning officer ahead of the meeting states: "Ultimately the proposal appears cramped within the plot and, effectively urbanises the entire site.

"Thus, the proposals are to the detriment of the intrinsic countryside character.

“Less than substantial harm has been identified to the setting of the Fighting Cocks, public house.

"Therefore, on balance, Officers take the view that due to the adverse impacts of the proposal, these ‘significantly and demonstrably’ outweigh the benefits of the proposed development."

The report lists the adverse impacts of the development which include harm to the setting of the host properties, contributing to a dense and urbanised development which harms the intrinsic character of countryside, and inappropriate design, scale and materials palette of the dwellings within each plot.

The report adds: "Regarding the development of four dwellings to the rear within plots B to E, the proposed development would significantly impact the setting and significance of the listed building, before the quantum can be agreed the principle must firstly be established.

"Furthermore, there are concerns at present upon the proposed footprint and massing, which is greater than or similar to the listed building.

"It was recommended at pre-application stage that the dwellings within the plots are reduced in scale, however for the current submitted scheme the gross internal area appears to have been increased with gable projections to the front and rear elevations of the dwellings.

"As mentioned within previous pre-application advice ‘plot B is considered to be the least acceptable unit and would therefore require strong justification for its inclusion’.

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“The proposals by reason of the quantum of residential development proposed, massing of the dwellings, cramped layout, would have a harmful impact on the rural character and appearance of the area.

"Together with, and separate from, other developments proposed at the host site, the Fighting Cocks public house, the proposal would introduce significant built form to the rear of the site and effectively lead to an urbanised, overdeveloped and incongruous layout."

The committee will consider the plans on October 16.