Address:       Land off Harrow Way, Shefford (nearest postcode SG17 5GG)

Construction of six new dwellings.

Applicant:     Warden Developments Ltd

The Committee had before it a report regarding Planning Application No. CB/16/05852/FULL for the construction of six new dwellings on land off Harrow Way, Shefford.

No additional consultation/publicity responses, additional comments or additional/amended conditions were set out in the Late Sheet.

In advance of consideration of the application the Committee received representations from an objector to the application under the public participation scheme.

A ward Member stated that there had been considerable development in Shefford over the last ten years.  Planning permission had been granted for over 330 homes within the last three years and these were currently under construction.  The impact of the occupants on local services could not, as yet, be fully gauged.  Whilst a large number of these new homes lay within the settlement envelope the application site lay outside the settlement envelope,  and should, he stated, be judged on its merits and against the requirements of the National Planning Policy Framework (NPPF) and the Council’s planning policies.  He stated that there was no evidence that the application was sustainable.  Local schools were full and new residents were being offered school places for their children outside Shefford and this would lead to an increased number of car journeys.   Further, the design of the new dwellings was focused on family homes and would, therefore, attract additional families.  The ward Member next referred to the elevated north western part of the site giving rise to overbearing in relation to existing neighbouring properties and resulting in overlooking and overshadowing.  Residents had raised concern regarding the design and layout and the impact on their privacy.  The ward Member stated that there was no evidence that local residents views had been sought on the application prior to its submission and the application site was not in the emerging Local Plan and it would have a detrimental effect when Shefford was struggling to cope with the impact of existing developments.  He asked  that his comments be considered.

(Note: At this point in the proceedings Councillor Brown, as the second ward Member present, withdrew from the seating allocated to Members of the Committee and addressed the meeting from the public speaking point).

The second ward Member, who had called in the application, reiterated some of points already raised.  In particular he commented that approval of the application would set a precedent and encourage future applications to develop on land through to Hitchin Road.  He contrasted the relatively large size of the local population with the relatively small size of Shefford, which also included a flood plain within it.  The ward Member emphasised why the settlement envelope was of such importance to Shefford and should not be breached without full consideration.  He stated that the Council had a five year land supply and so should not encourage backland on backland development in open countryside.  He referred to the lack of school places and to an email, paper copies having been circulated immediately prior to the meeting, from the interim Head of School Organisation,  ...  view the full minutes text for item 123