Address:       12 North Lane, Haynes, Beds. MK45 3PW

Outline Application: erection of up to two dwellings.

Applicant:     Mrs Roberts

The Committee considered a report regarding Planning Application No. CB/17/04022/OUT, an outline application for the erection of up to two dwellings at 12 North Lane, Haynes, Beds. MK45 3PW.

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

In advance of consideration of the application the Committee received representations from Haynes Parish Council and an objector to the application.

A Member sought clarification from the Parish Council representative with regard to the concerns which had been raised by that Council.  In response the Parish Councillor explained that Parish Councillors’ views on the application varied and he was, therefore, constrained in his response and could only refer to the form of words which he had read out.  In view of this situation the Chairman referred the Central Bedfordshire Council Member to the objections received from some occupants of North Lane as set out in the planning officer’s report.

The ward Member set out her objections to the application.  She first referred to two errors by the officers relating to the application including a reference in the Late Sheet to a local bus service stopping in Bedford Road (A600) opposite the site.  This was inaccurate as Bedford Road was some two miles away.  She added that a choice had to be made on a proposed change of use and the replacement of an existing ancient orchard by the provision of two houses.  She emphasised that the plans supplied were purely indicative and there was no idea of the size of the properties or parking provision.  The ward Member stressed the unique character of North Lane.  She referred to the sewers being sometimes problematic and that no consultation had been carried out with either the British Horse Society or Ramblers Society as users of the Lane.  Further, the application site was outside the settlement envelope, there was need to consider the impact on wildlife and the need to consider the views of the village.  She supported the retention of the land as open space and reminded the meeting that Central Bedfordshire Council had its required five year land supply; refusing the application would not significantly impact on it.  Allowing the application, however, would have a major impact and open the way to further development outside the settlement envelope. 

The Committee considered the application and in summary discussed the following:

·         The planning officer’s comment on the need to assess the application on its own merits, that the site lay between two existing dwellings and that the proposed development could therefore be classed as infill.  He acknowledged that there had been no development in North Lane for 60 years but the Committee was required to determine the application before it.  He added that it was unlikely that wildlife or the general use of North Lane would be adversely impacted to any great extent.  North Lane was a fairly typical country lane and he would not expect footpaths to be present.

·         The planning officer’s view that the additional traffic generated was not considered to be significant given the number of dwellings.  He acknowledged the error regarding the bus stop in Bedford Road (A600) but pointed out that there was a bus stop in nearby Silver End Road, stated that any problems with the sewer system was for the applicant/developer and Anglican Water to consider and that two suitably designed dwellings sited between two existing dwellings were unlikely to prove overbearing or damaging to the landscape

·         The planning officer’s statement that the loss of the existing orchard had been recognised but it was in a state of decline and the provision of a replacement suitable orchard close by would represent a gain for biodiversity.  In conclusion he stated that he did not consider the new houses would have any impact on the quality of the John Bunyan trail and that consultation had been undertaken with the Council’s highways team which, it was felt, was best placed to comment on any impact on users.

·         The highway’s officer’s comment on the presence of grass verges and how these would probably prove more attractive to horses than a tarmac surface.  The visibility splay from North Lane on to Silver End Road exceeded the highways requirement and a condition regarding visibility had been imposed for inclusion at the Reserved Matters stage.  He added that there were no footpaths present along the Lane but this was to be expected in a rural area.  There was therefore no objection on highways grounds.

·         A Member’s queries regarding the size and location of the land to be made available for a new orchard to compensate for the loss of the existing orchard and the protection offered for the existing trees.  In response the planning officer advised that the land to be used for the new orchard was not part of the existing orchard but was in the ownership of the applicant.  The intention was to retain as many of the existing orchard’s fruit trees as possible though some would be lost as the site was developed.  He explained that the existing trees were not currently protected and there was no specific proposal to do so though the proposed conditions could be amended to reflect this if Members wished.  He emphasised, however, that this measure would not carry the same level of protection as with the imposition of Tree Preservation Orders (TPOs) and that there were limitations in attempting to protect trees by condition.  The planning officer commented that the applicant had been willing to undertake replacement planting and this approach suggested  that it  would be reasonable to seek the applicant’s co-operation in retaining as many of the existing trees as possible.

·         A Member’s query as to why the replacement orchard was to be located out of site between the proposed properties as this represented a loss of visual amenity.  Members were reminded that that the proposed site of the replacement orchard was owned by the applicant.  The planning officer explained that the provision of the orchard was driven by ecological reasons and not visual.

On being put to the vote 9 Members voted for approval, 0 voted against and 3 abstained.

RESOLVED

that Planning Application No. CB/16/04022/OUT relating to 12 North Lane, Haynes, Beds. MK45 3PW be approved as set out in the Schedule attached to these minutes.