Appeal allows 115-home scheme outside Lower Stondon

The application for up to 115 homes would “permanently alter the identity” of Lower Stondon, Central Bedfordshire Council’s development management committee was warned in April.

Now a government planning inspector has allowed the scheme on a 16-acre parcel of agricultural land at appeal, leaving local councillors seething.

Outline plans submitted by applicant Rainer Developments Limited included the properties, with public open space, on land west of Hurricane Avenue.

Matters relating to layout, scale, appearance and landscaping remain reserved for future consideration, said planning inspector Helen Miles in her report. “With the scale of the development, there wouldn’t be a significant loss of the best and most versatile agricultural land.

“The appeal site would be clearly seen in private views from the nearby houses. But other visual perspectives towards this location, including from the majority of the footpaths, would be in the context of adjoining village homes.

“Proposed planting would reduce its visibility in the wider landscape. As such, the harm would be localised. The scale of the project wouldn’t be at odds with the character or pattern of development in Lower Stondon. Consequently, there would be moderate harm.

“CBC cannot show a five-year supply of deliverable housing sites and the parties agreed that there’s a 3.93 year availability currently. Therefore, there’s a clear shortfall in properties in the area.

“The development would provide the social and economic benefits associated with the provision of 115 homes, 30 per cent of which would be affordable housing and ten per cent self- and custom-build.

“These are important aspects, as the national planning policy framework (NPPF) provides an exception for development that would evidence an unmet need.

“Substantial weight should be given to the benefits of providing homes which will contribute towards meeting the evidenced accommodation requirements of the community.

“The application was refused as it would result in environmental harm, after Anglian Water indicated the site is in the Shillington water recycling centre catchment. This centre is already operating over capacity and lacks scope to accommodate the extra foul drainage flows.

“I’ve been provided with evidence Anglian Water’s position is now that Letchworth waste recycling centre could accommodate the volume from the planned growth,” she added.

“This would also provide open space which would be accessible to the public and there’d be biodiversity gains. The project would conflict with the development plan, but material considerations indicate a decision should be made other than in accordance with it, and so the appeal should be allowed.”

Posting on social media, Conservative Clifton, Henlow and Langford CBC councillors wrote: “We’re furious to share, despite our overwhelming local objections, CBC’s original refusal and clear evidence this development harms our area, the planning inspectorate has overridden us.

“Under this Labour government’s aggressive top-down housing targets, national inspectors are overturning local decisions and steamrolling local democracy.

“It seems that no matter how strongly residents speak out, or how clearly a site violates our adopted Local Plan, Westminster’s targets take priority over local community wishes.

“The developer has been given permission to build subject only to technical conditions, such as drainage, highways details, and construction management plans.

“While we’re bitterly disappointed by this verdict, our focus now turns to holding the developers and national inspectors strictly accountable to every single condition attached to this permission.”

A CBC spokesman said: “Circumstances relating to CBC’s refusal changed during the appeal process in April, including alterations to national planning policy and the withdrawal of an objection from Anglian Water around wastewater capacity.

“Planning appeals are determined independently by the planning inspectorate, which applies national and local planning policy when reaching its decisions. CBC will ensure the approved development complies with the relevant planning requirements and conditions.”