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Pre Application Enquiry on Behalf of M Pre Application Enquiry on behalf of M. Sabatier and Ms Lynn Demolition of 96 Greenfield Road and residential development of 46 units Land to the rear of 96 Greenfield Road, Flitton, Beds, DLA Ref: 2016/275 March 2017 CONTENTS 1.0 INTRODUCTION AND SUMMARY ................................................................................ 2 2.0 SITE AND CONTEXT APPRAISAL ................................................................................... 3 3.0 RELEVANT PLANNING HISTORY ................................................................................... 6 4.0 POLICY CONTEXT ......................................................................................................... 7 5.0 DESCRIPTION OF DEVELOPMENT ................................................................................ 9 6.0 PLANNING CONSIDERATIONS.................................................................................... 11 7.0 CONCLUSIONS ........................................................................................................... 16 1 Land to the rear of 96 Greenfield Road, Flitton DLA Ref. 2016/275 March 2017 1.0 INTRODUCTION AND SUMMARY 1.1 This report relates to a pre-application enquiry for the development of the land to the rear Application of Greenfield Road, Flitton for residential use. Access to the site would be gained by Site demolishing number 96 Greenfield Road. 1.2 In summary, the site is well-located in terms of village facilities and relates well to the pattern of development in the village, being bounded on three sides by the existing settlement envelope. It is well contained and would not result in incursion into open countryside. 1.3 There is currently not a five-year housing land supply in Central Bedfordshire and sites such as the report site are required to boost housing delivery in the short-term. Indeed, a site on the opposite side of Greenfield Road has recently been granted planning permission in similar circumstances. 1.4 A range of housing types and sizes will be provided, including bungalows. Affordable housing will be provided as part of the housing mix. 2 Land to the rear of 96 Greenfield Road, Flitton DLA Ref. 2016/275 March 2017 2.0 SITE AND CONTEXT APPRAISAL 2.1.0 Location The site is located to the rear of houses sited along the southern side of Greenfield Road and to the rear of houses on the western side of Sand Road. 2.2.0 Site The site is approximately 1.65ha and is broadly rectangular in shape. It is currently occupied by 96 Greenfield Road and its rear garden, beyond the house and garden is a small stable block and an outdoor manege. The remainder of the site is open grassland used for grazing horses. 2.3.0 Context The site is adjacent to but outside of the settlement envelope of Flitton (see Figure 1 below). The land is therefore considered for the purposes of planning to be open countryside. The land is not subject to any other planning designation. To the north of the site are houses along Greenfield Road, to the east are houses along Sand Road, all of these dwellings are within the settlement envelope. To the west is the village hall, play area and recreation ground which are also contained within the settlement envelope. To the south of the site is open countryside. Figure 1: site context and settlement envelope Settlement envelope Report site 3 Land to the rear of 96 Greenfield Road, Flitton DLA Ref. 2016/275 March 2017 2.4.0 Proposals Map Notation The Core Strategy and Development Management Policies 2009 proposals map for Flitton and Greenfield shows the site outside of the settlement envelope but surrounded on three sides by the village. The site is outlined in blue in Figure 2 below. Figure 2: Proposals Map extract and site boundary 4 Land to the rear of 96 Greenfield Road, Flitton DLA Ref. 2016/275 March 2017 2.5.0 Local Services As the site is located immediately adjacent to the settlement envelope the site has the same access to local services as those dwellings to the north and east of the site. The communities of Flitton and Greenfield are served by a lower school, public houses and a church. The site itself is adjacent to Flitton and Greenfield Village Hall and the sports pitches, two floodlit tennis courts, MUGA and large children’s play area that occupy the same site. A farm shop has recently opened on Pulloxhill Road providing small-scale retail facilities for the village. There is also a small industrial estate on the edge of the village located on Greenfield Road. 2.5.1 The Inspector in determining the recent appeal on the site to the north of Greenfield Road stated: “The CBC Settlement Hierarchy Technical Study (June 2014) ranks Flitton 53 out of 120 settlements across Central Bedfordshire. It is one of six ‘small villages’ across Central Bedfordshire within the catchment of a Major Service Centre. The village benefits from a village hall, public house, church, play area and sports pitch. There are daily buses to and from Flitwick, with a journey time of around 10 minutes. The daily service to Flitwick is supplemented by a separate service which runs on Monday, Wednesday and Friday.” It is therefore considered the site is well located in terms of access to services. 2.6.0 Accessibility As can be seen in the above quote from the Inspector’s report the village is served by a bus service to Flitwick. The nearest railway station is in Flitwick and is a journey of circa 3km which equates to an approximately 10-minute cycle ride. 5 Land to the rear of 96 Greenfield Road, Flitton DLA Ref. 2016/275 March 2017 3.0 RELEVANT PLANNING HISTORY 3.1.0 Application Site The relevant history of the application site is summarised in Figure 3.1.0 below. LPA Ref Proposal Outcome CB/13/04140/FULL Change of Use from Agricultural to Approved Equestrian, erection of stabling and manage. 13/2/14 3.2.0 Other relevant Sites 3.2.1 Greenfield Road An area of land on the northern side of Greenfield Road has recently been granted permission for residential development. The original application for 24 houses was refused by the Council as it fell outside of the Flitton Settlement Envelope and would cause significant and demonstrable harm to the character and appearance of the area by extending built development in to the countryside; no s106 had been provided to secure affordable housing and insufficient information had been provided in relation to surface water drainage and the impact of odour, noise and smoke from the adjacent business. LPA Ref Proposal Outcome CB/15/03958/OUT Residential development of up to 24 dwellings Refused 14/1/16 plus associated open space and landscaping Allowed on appeal 14/11/16 CB/16/02069/OUT Development of up to 13 residential units Approved 2/2/17 3.2.2 Sand Road An area of land sited on the eastern side of Sand Road was proposed for residential development. The application was refused because the site is outside of the Flitton Settlement Envelope and is within the open countryside and the development would cause significant and demonstrable harm to the character and appearance of the area by extending built development in to the countryside. Further reasons for refusal relates to the lack of a s106 agreement to secure affordable housing and appropriate contributions to infrastructure and insufficient information regarding surface water drainage and the risk of flooding. LPA Ref Proposal Outcome CB/16/02632/OUT Erection of 18 new dwellings Refused 20/9/16 Appeal lodged 5/1/17 6 Land to the rear of 96 Greenfield Road, Flitton DLA Ref. 2016/275 March 2017 4.0 POLICY CONTEXT 4.1.0 National Policy / Guidance The National Planning Policy Framework sets out the Government’s planning policies for England. Chapters 6 (Delivering a wide choice of quality homes), 7 (Requiring good design), 11 (Conserving and enhancing the natural environment) are particularly relevant to this application. 4.1.1 The National Planning Policy Guidance contains detailed guidance on the application of the NPPF. 4.2.0 Core Strategy and Development Management Policies – November 2009 The policies listed in the table below are considered relevant to the consideration of this application. Policy CS7 relates to the provision of affordable housing and requires that on schemes of four or more dwellings 35% affordable housing is provided. This policy is at odds with the approach set out in the NPPG following its amendment on 19 May 2016. Consideration of the whether the policies are out of date due to a lack of consistency with the NPPF or due to a lack of a 5 year housing land supply are set out below where relevant. Policy No. Title CS1 Development Strategy CS2 Developer Contributions CS3 Healthy and Sustainable Communities CS5 Providing Homes CS7 Affordable Housing CS14 High Quality Development CS15 Heritage CS17 Green Infrastructure DM3 High Quality Development DM10 Housing Mix DM13 Heritage in Development DM14 Landscape and Woodland 4.3.0 Emerging Development Strategy – now withdrawn At the meeting of Full Council on 19 November 2015 it was proposed to withdraw the Development Strategy. The substantial volume of evidence gathered over a number of years will help support the new Local Plan under preparation. The Council considers that the technical papers are consistent with the spirit of the NPPF and therefore have remained on 7 Land to the rear of 96 Greenfield Road, Flitton DLA Ref. 2016/275 March 2017 the Council’s website as material considerations which may inform future development management decisions. 4.3.1 It is submitted that the technical work and papers produced on the topic of affordable housing which led the Council to determine that the level of affordable housing to be provided on sites should be 30% is more up-to-date and relevant to the consideration of current planning applications that the adopted policy which requires 35%. 4.4.0 Other Relevant Guidance Design in Central Bedfordshire: A Guide for Development provides detailed guidance on various design issues.
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