The Chairman informed the meeting the order of business for the planning applications would be as follows:

Morning: Items 5, 7, 8, 9, 10.

Afternoon (not before 1.30 p.m.): Items 11, 12, 13, 14, 15.

RESOLVED

that the minutes of the meeting of the Development Management Committee held on 9 January 2019 be confirmed and signed by the Chairman as a correct record.

To receive from Members any declarations of interest including membership of Parish/Town Council consulted upon during the application process and the way in which any Member has cast his/her vote.

Address:       The Lagoon, 197 Hitchin Road, Arlesey, SG15 6SE

Outline application: with all matters reserved except means of access for up to 147 dwellings and public open space

Applicant:     Mr/Ms Andrews

The Chairman informed the meeting that Planning Application No. CB/18/02251/OUT, an outline application with all matters reserved except the means of access for up to 147 dwellings and public open space at The Lagoon, 197 Hitchin Road, Arlesey, SG15 6SE, had been withdrawn by the applicant.

Address:       Land to the East of Baden Powell Way Biggleswade SG18 8SD

Outline planning permission for the demolition of existing buildings and development of up to 1,500 dwellings (Use Class C3), up to 2ha of commercial development (Use Classes A1, A2, A3, A4, A5, B1 a, b, c, B2 ,B8), up to 5ha of primary school development (Use Class D1) and up to 4ha of other leisure and community development (Use Classes D1 and D2), up to 60ha of open space including, play space, allotments and a country park, infrastructure including site access, internal roads, car parking, footpaths, cycleways, drainage and utilities.

This planning application is for EIA development as defined by the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 and is supported by an Environmental Statement.

Applicant:     UK Regenerations Ltd

Prior to consideration of this application the Chairman reminded Members that it was necessary for any report to the Committee to be published five clear working days in advance of the meeting.  This deadline had not been met with regard to the report for this Item (Planning Application No. CB/18/02458/OUT) and so it was necessary for him to decide whether the report should be considered by the Committee as a matter of urgency.  The Chairman advised that information submitted to him indicated that the applicant’s funding agreement would expire on 26 February 2019 and so the funding would be lost if the application was not determined by that date.  Given this situation the Chairman deemed the report to be a matter of urgency and that it would be considered by the Committee.

The Committee had before it a report regarding Planning Application No. CB/18/02458/OUT which sought outline planning permission for the demolition of existing buildings and development of up to 1,500 dwellings (Use Class C3), up to 2ha of commercial development (Use Classes A1, A2, A3, A4, A5, B1 a, b, c, B2 ,B8), up to 5ha of primary school development (Use Class D1) and up to 4ha of other leisure and community development (Use Classes D1 and D2), up to 60ha of open space including, play space, allotments and a country park, infrastructure including site access, internal roads, car parking, footpaths, cycleways, drainage and utilities on land to the east of Baden-Powell Way, Biggleswade, SG18 8SD.

In advance of consideration of the application the planning officer drew the Committee’s attention to an error regarding informative no. 14 and informed the Committee that the Design Code was the subject of condition 4 to the report and not condition 5 as was stated.

In advance of consideration of the application the Committee received representations from Mr Sansom, an objector to the application, and Ms Sadek, representing the applicant, under the public participation scheme.  Both parties responded to Members’ requests for clarification.

A ward Member set out a number of major concerns regarding the application including the absence of a stopping bus service on Baden-Powell Way, the location of the site outside the development envelopment and its immediate proximity to the existing King’s Reach development, the requirement by Network Rail for upgrade works at Lindsell’s Crossing given the rail crossing’s distance from the application site, the impact of the local water table on the construction works and the failure to consider the strain placed on an existing inadequate transport, utilities, health and education infrastructure.  She concluded by stressing the need to ensure that the application that was approved was the right one for Biggleswade and, therefore, for Central Bedfordshire Council.

The planning officer responded to the points raised as follows:

·         Points raised by the objector regarding emerging Local Plan Policy SA4 and the suggestion that the application was premature was dealt with within the officer report.  A planning application made to the Council had to be determined.

·         The process was democratic and  ...  view the full minutes text for item 127.

Address:       Loft Farm and West of Church Street, Langford, Biggleswade, SG18 9QA

Outline planning application for up to 95 dwellings and associated public open space, with all matters reserved except for access.

Applicant:     Rosconn Strategic Land

The Committee had before it a report regarding Planning Application No. CB/18/02373/OUT, an outline application for up to 95 dwellings and associated public open space with all matters reserved except for access at Loft Farm and west of Church Street, Langford, Biggleswade, SG18 9QA.  The meeting was aware that the application had been submitted to the Committee on 5 December 2018 but, following discussion, it had been resolved (minute DM/18/105 refers) to defer further consideration for up to two cycles to enable Members to:

·         receive evidence relating to the ability of construction vehicles to enter the application site by passing through Tithe Farm Close.

·         assess the impact on the existing residents in Tithe Farm Close in the immediate vicinity of the proposed new access to the application site as a result of the increase in traffic resulting from the development.

·         find an alternative access to the application site, subject to the developer’s approval to do so.

In advance of consideration of the application the Committee’s attention was drawn to additional consultation/publicity responses and additional comments as set out in the Late Sheet.

In advance of consideration of the application the Committee received representations from Councillor G Clarke of Langford Parish Council (which objected to the application), Ms T Barr, an objector to the application, and Mr A Davies and Mr D Hatcher, jointly representing the applicant.  All parties responded to Members’ requests for clarification.  The meeting noted that the Parish Council had no objection to the development in principle and its concerns focused on issues such as the site access.

A ward Member indicated his support for the Parish Council’s objections and referred to weaknesses within the proposed traffic management plan.  He asked that, if the Committee was minded to approve the application, it took account of the Parish Council’s points and to his own comments regarding the proposed hours of operation, the policing of construction vehicles to ensure they entered via the A507 and not Biggleswade and the location of storage silos on site to reduce vehicle movements.  In conclusion he asked how it had been determined that construction vehicles could access Tithe Farm Close when other vehicles could be legally parked on the side of the road.  That situation could result in construction vehicles mounting the pavement.  He expressed the hope that the application would be refused until an alternative access had been found.

(Note: At this point in the proceedings Cllr Dixon, as another ward Member, moved from the Committee tables to sit at the public speaker’s point in order to address Members).

The ward Member explained that he had met with officers to examine issues such as wheel washing, delivery hours, access routes, a possible holding off area on the A507 and an unloading area for the larger machinery.  However, the problem of driving a 12 meter long vehicle along Tithe Farm Close remained and, whilst theoretically possible, the video he had taken on the previous Sunday at 1.00 p.m. and circulated to Members, made it  ...  view the full minutes text for item 128.

Address:       Land at Ivel Road, Shefford, SG17 5LH

Outline planning application with all matters reserved (Except for means of access from Ivel road) for up to 90 residential dwellings, new internal access roads and footpaths, open space, sustainable urban drainage system and associated landscaping, infrastructure and earthworks.

Applicant:     Catesby Estates plc

The Committee had before it a report regarding Planning Application No. CB/18/03694/OUT, an outline application with all matters reserved (except for means of access from Ivel Road) for up to 90 residential dwellings, new internal access roads and footpaths, open space, sustainable urban drainage system and associated landscaping, infrastructure and earthworks on land at Ivel Road, Shefford.

In advance of consideration of the application the Committee’s attention was drawn to a reprint of part of the officer’s report due to an editing error in the original, additional information, additional consultation responses and updated highways conditions.  The planning officer added that the Police Architectural Liaison Officer had raised no objections.

In advance of consideration of the application the Committee received a representation from Ms Dawn Adams as the applicant.  The applicant responded to requests for clarification from Members.

A ward Member raised a number of comments regarding the application during which he incorporated the views of his fellow ward Member who had been unable to attend the meeting.  The ward Member then referred to the high level of housing development in Shefford over the last five years and that the application site was in the emerging Local Plan for 72 houses but 90 were proposed.   He referred to the parcel of additional land that would be transferred to the Council for education use and additional public greenspace and how it would benefit local residents.  He stated that both he and his fellow ward Member would prefer the new school to be located on the previously discussed Hitchin Road site and the parcel of additional land used solely as a community woodland.

The ward Member referred to the relevance of the new National Planning Policy Framework (NPPF), its relationship to the emerging Local Plan and how this influenced the decision the Committee could reach.  He then set out a range of concerns regarding issues of accessibility.  The ward Member concluded by stating that whilst he and his fellow ward Member supported the application they sought confirmation that a number of points, which he set out in full, be taken forward for consideration at the reserved matters stage.

The planning officer responded to the points raised as follows:

·         The Late Sheet set out the NHS contributions requested towards mitigating the impact of the development on local NHS services.  However, it was the NHS which would decide where the money was eventually spent.

·         With regard to vehicle access, a road safety audit had taken place and the highways officer had deemed it acceptable subject to the proposed mitigation measures.  The planning officer stressed that these were existing problems in Ivel Road which could not be remedied by seeking contributions from the applicant.

·         Full contributions towards education provision were being provided in line with the officer request.

·         Saxon Pool had an identified project for improvements and was the closest facility and so met the methodology for seeking improvements.

·         The primary school to be situated in the additional parcel of land did not form part of  ...  view the full minutes text for item 129.

Address:       Harlington Station Yard, Station Road, Harlington, LU5 6LD

Reserved Matters following Outline Approval CB/14/02348/OUT Redevelopment up to 45 residential units with associated amenity space, landscaping and parking provision.  Demolition of existing bungalow.

Applicant:    W E Black Ltd

The Committee had before it a report regarding Planning Application No. CB/18/01651/RM for a reserved matters application following outline approval ref: CB/14/02348/OUT for redevelopment of up to 45 residential units with associated amenity space, landscaping and parking provision. Demolition of existing bungalow at Harlington Station Yard, Station Road, Harlington.

•           In advance of consideration of the application the Committee noted the statutory consultation letter had not been received by Harlington Parish Council as it had been addressed to a Clerk who no longer works for the Parish Council. As this application was due before Committee due to a Parish Council objection it was suggested for deferral.

•           Members moved to defer the application one cycle.

On being put to the vote for DEFERRAL for one cycle, it was unanimous.

RESOLVED

That the Planning Application No. CB/18/01651/RM at Harlington Station Yard, Station Road, Harlington be deferred for one cycle.

Address:       32 Shefford Road, Meppershall, Shefford, SG17 5LN

Demolition of No. 32 Shefford Road and existing nursery buildings, and the construction of 60 No. dwellings, new vehicle access, site wide highways works, and provision of associated landscaping and amenity space (including SuDS).

Applicant:    Inland Homes PLC

The Committee had before it a report regarding Planning Application No. CB/18/03781/FULL for demolition of No.32 Shefford road and existing nursey buildings, and the construction of 60 new dwellings, new vehicle access, site-wide highways works, and provision of associated landscaping and amenity space (including SuDS) at 32 Shefford Road, Meppershall, Shefford, SG17 5LN.

In advance of consideration of the application the Committee’s attention was drawn to additional consultation/additional comments and additional/amended conditions as set out in the Late Sheet as well as representations from public speakers.

The public speakers included a representation in objection from Parish Councillor Paul Smith, a representation in objection from Dr Chappell and a representation from the agent for the applicant in support from Paul Galgey.

Committee Members discussed the following points:

•           It was reported by the public speaker that Meppershall will have had a cumulative housing increase of 30% in the last two years and the village infrastructure was under pressure as a result. The planning officer replied that each application must be judged on its own merit and the cumulative impact of other developments was not a consideration in determining the application before Committee.

•           Members noted they sympathetic towards the amount development in Meppershall as it was noted that 145 houses previously refused by the Council had been granted by appeal to the Planning Inspectorate.

•           It was noted that this application was not considered premature and to use this as a reason for refusal would be unlikely to be supported within the NPPF if the benefits of the application outweigh the harm.

•           It was reported by the public speaker that Meppershall suffers from potentially dangerous traffic problems with pinch points by the shop and nursing home. The Highways officer responded that the application was supported by the Highways team, there had been a traffic assessment carried out and there was a condition for a raised table at the access point to the site. Members added that the raised table should not be constructed from tarmac, instead a material in keeping with its rural location should be considered.

•           In response to a challenge to the validity of the noise survey, the Planning Officer noted that there had been no objections raised or conditions from the Pollution Officer.

•           With regards to flooding concerns, it was noted that the FRA had been assessed by the Environmental Agency and they raised no objections. There was however conditions in relation to flood mitigation.

•           In regards to a neighbour consultation, it was reported by the public speaker that the plans being considered differed from those shown to residents. In response  the Planning Officer noted that the landscaping scheme conditions were seen to be sufficient to ensure the amenities to neighbouring occupiers.

•           Members considered points raised by Ward Members in the form of a read statement. It reported that although Meppershall’s infrastructure was under cumulative pressure from developments, the application was seen as sympathetic to the existing dwellings it  ...  view the full minutes text for item 131.

Address:       Park Farm, Park Road, Westoning, Bedford, MK45 5LA

Proposed residential development of up to 73 units comprising of flats and houses, including demolition of up to two no. units on Manor Close. Proposal also includes for a village shop, a village hall and burial ground to be located within the site.

Applicant:    European Property Acquisition Ltd

The Committee had before it a report regarding Planning Application No. CB/17/04959/OUT for a proposed residential development of up to 73 units comprising of flats and houses, including demolition of up to two units on Manor Close. Proposal also includes for a village shop, a village hall and a burial ground to be located within the site at Park Farm, Park Road, Westoning, Bedford, MK45 5LA.

In advance of consideration of the application the Committee’s attention was drawn to additional consultation/publicity responses/additional comments and additional conditions as set out in the Late Sheet as well as representations from public speakers.

The public speakers included a representation in objection from Parish Councillor Tony Fraser, a representation in objection from Anthony Peters and a representation from the agent for the applicant in support from Wallace Young.

Committee Members discussed the following points:

•           The Planning Officer drew the Members attention to the first paragraph of his report which stated that the application is subject to an appeal against non-determination. The appeal would be heard by method of a hearing on 2 April 2019. The application was therefore no longer before the Committee for determination. However, under paragraph 4.4.53 of Part 3E of the Central Bedfordshire Council Constitution, the non-determination of a major application needs to be reported to the Development Management Committee for a resolution and recommended for the Committee to ratify the refusal.

•           Members noted the planning officers recommendation of refusal due to the failure of the application to fully consider heritage assets and their setting which includes a Scheduled Monument and whether there are other more appropriate sites in areas with a lower probability of flooding. It was noted that no consideration of other sites was submitted and therefore the proposal is contrary to the NPPF and refusal was recommended on the grounds of no sequential test of more suitable sites.

•           Members noted the public speakers concerns which mirrored those of the planning officer, with the addition of comments around protection of the Green Belt and protected species of otter and water vole being present on the application site.

•           The planning officer reported that the site was not included in the original Call for Sites and not allocated in the Emerging Local Plan. The benefits of the application put forward by the applicant do not meet the needs of the area and there were no factors that were considered ‘Very Special Circumstances (VSC’s)’.

•           The planning officer noted that the application offered a village hall, shop and burial ground. The Parish Council noted that having a shop on this site was not preferable as it was on the periphery of the village, and a new village hall was not wanted as the existing village hall could be improved.

•           Councillor Gomm gave a statement of objections on behalf of Ward Member Councillor Jamieson and left the meeting.

•           Members heard from the Highways officer who stated that the traffic access as proposed was acceptable and conditions  ...  view the full minutes text for item 132.

Address:       Land East of No.13  Clophill Road, Maulden, Bedford, MK45 2AQ

Outline Application for erection of 14 dwellings including access

Applicant:    Aldbury Homes

The Committee had before it a report regarding Planning Application No. CB/18/04183/OUT for the erection of 14 dwellings including access at Land East of no.13 Clophill Road, Maulden, Bedford, MK45 2AQ.

In advance of consideration of the application the Committee’s attention was drawn to additional comments as set out in the Late Sheet as well as representations from public speakers.

The public speakers included a representation in objection from Town Councillor Philip Allen, a representation in objection from John Broadhouse and a representation from the agent to the applicant in support from Graham Bloomfield.

Committee Members discussed the following points:

•           Members noted the public speakers concerns such as loss of amenity, loss of countryside gap and erosion of the character of the village. It was noted that the transport statement was incorrect as bus routes have decreased since the statement was produced.

•           Members noted the representation from the agent for the applicant who stated that the Planning Inspectors decision to dismiss the appeal was based only on the lack of provision of affordable housing, which has now been added to the application.

•           The Ward Member noted that this application had been previously refused by the Committee and again refused by the Planning Inspector and the reasons for refusal should still stand. Policies CS17 and CS16 should support the refusal of the application.

•           Members discussed the Planning Inspectors decision letter. It was noted that Central Bedfordshire Council can now demonstrate a five year land supply and that there were very strong objections from the landscape officer that had not been addressed in the appeal dismissal and remained a factor. It was noted that the application contravenes policy DM4 and DM14 and is set in a protected Green Sand area, an important countryside gap to prevent community coalescence.

•           Members noted that appeal costs would not be a factor in considering this application. The legal advisor drew members attention to the Planning Inspectors appeal decision and that it was considered a material consideration.

On being put to the vote for APPROVAL, 4 voted for and 6 against and 1 absention. The motion to approve was lost

•           Members agreed to move for refusal on the grounds of being contrary to policies DM4, DM14 and it was considered detrimental to the character of the settlement and surrounding area. Members voted for a named vote.

On being put to the vote for REFUSAL, 6 voted in favour – Councillors: Blair, Collins, Gomm, Young, Dixon and Bowater, 4 against – Councillors: Firth, Ghent, Janes and Nicols and 1 abstention – Councillor Matthews.

RESOLVED

That the Planning Application No. CB/18/04183/OUT at Land East of no.13 Clophill Road, Maulden, Bedford, MK45 2AQ, be refused.

Address:       9 Silsoe Road, Maulden, Bedford, MK45 2AX

Reserved Matters Application CB/17/04031/OUT dated 12/01/2018. Appearance, landscaping, access, layout & scale.

Applicant:    J.C.Gill Developments Ltd.

The Committee had before it a report regarding Planning Application No. CB/18/03698/RM for a Reserved Matters application CB/17/04031/OUT dated 12.01.2018 to consider appearance, landscaping and scale at 9 Silsoe Road, Maulden, Bedford, MK45 2AX.

In advance of consideration of the application the Committee’s attention was drawn to additional consultation/publicity responses/additional comments as set out in the Late Sheet. There were no representations from public speakers.

Committee Members discussed the following points:

•           Members noted that the application was before committee due to comments from neighbours. The planning officer recommended the application for approval.

•           The Ward Member reported there was no reason no oppose the application.

•           Members agreed to move as set out.

On being put to the vote for APPROVAL, 10 voted in favour, 0 against and 1 abstention.

RESOLVED

That the Planning Application No. CB/18/03698/RM at 9 Silsoe Road, Maulden, Bedford, MK45 2AX, be approved as set out in the schedule attached to these minutes.

Address:       Manor Farm, Watling Street, Kensworth, Dunstable, LU6 3QU

Retrospective change of use from agriculture to temporary use as storage area for 5 years, with ancillary landscaping works and formation of hardstanding area using road plannings (scalpings).

Applicant:     O'Hagan Transport Ltd

The Committee had before it a report regarding Planning Application No. CB/18/04383/FULL for retrospective change of use from agriculture to temporary use as storage area for 5 years, with ancillary landscaping works and formation of hardstanding area using road planings (scalpings) at Manor Farm, Watling Street, Kensworth, Dunstable, LU6 3QU.

•           In advance of consideration of the application the Committee’s attention was drawn to a response from the applicant that they were unaware that the application was to be heard at the Committee and would have liked to make a representation.

•           It was noted that the time limit for determination of the application had already expired and in the interests of natural justice the applicant should be able to respond. It was noted that the planning department had sent the relevant notifications but the applicant maintained they were not aware.

•           Members moved for defer the application one cycle.

On being put to the vote for DEFERRAL for one cycle, 5 voted in favour, 4 against and 2 abstention.

RESOLVED

That the Planning Application No. CB/18/04383/FULL at Manor Farm, Watling Street, Kensworth, Dunstable, LU6 3QU, be deferred for one cycle.

Address:       Tree Tops, 13 West Hill, Aspley Guise, Milton Keynes, MK17 8DP

External steps and platform to access roof void storage over garage from existing garden level.

Applicant:     Mr & Mrs Hercheui

The Committee had before it a report regarding Planning Application No. CB/18/04058/FULL for external steps and platform to access roof void storage over garage from existing garden level at Tree Tops, 13 West Hill, Aspley Guise, Milton Keynes, MK17 8DP.

In advance of consideration of the application the Committee’s attention was drawn to additional consultation/publicity responses/additional comments as set out in the Late Sheet as well as representations from public speakers.

The public speakers included a representation in objection from Colin Bryant (read out by a Ward Member) and a representation from the applicant in support from Fabiana Hercheui.

Committee Members discussed the following points:

•           Members noted the concerns of the neighbour in form of a statement read out by the Ward Member.

•           It was noted that the applicant has erected a bamboo screening adjacent to the raised platform, it was not considered a part of the application before Members and would be processed and assessed by a separate application. However, the Ward Member noted that the screening was seen as adequate by the objecting neighbour.

•           Members asked if the screening could be conditioned on the current application but after discussion decided that no such condition was required. It was thought the existing tree cover was sufficient.

•           Members agreed to move as set out.

On being put to the vote for APPROVAL, 10 voted in favour, 0 against and 1 abstention.

RESOLVED

That the Planning Application No. CB/18/04058/FULL at Tree Tops, 13 West Hill, Aspley Guise, Milton Keynes, MK17 8D, be approved as set out in the schedule attached to these minutes.

To receive and note, prior to considering the planning applications contained

in the schedules above, any additional information detailed in the Late Sheet

to be circulated on 5 February 2019.

In advance of consideration of the planning applications attached to the agenda the Committee received a Late Sheet advising of additional consultation/publicity responses, comments and proposed additional/amended conditions. A copy of the Late Sheet is attached as an appendix to these minutes.

Under the provisions of the Members Planning Code of Good Practice, Members are requested to note that the next Development Management Committee will be held on (insert meeting date) and the Site Inspections will be undertaken on (insert site inspection date).

NOTED

that the next meeting of the Development Management Committee will be held on 6 March 2019.

RESOLVED

that all Members and substitute Members, along with the relevant ward representatives, be invited to conduct the site inspections on 4 March 2019.