A housing development within the Forest of Marston Vale on the outskirts of Cranfield has been refused for a fourth time by Central Bedfordshire councillors.
Applicant Hallam Land Management Limited submitted outline plans for up to 150 homes, an access and other site infrastructure on land at the back of numbers two to 44 Crawley Road.
The project includes ecological habitats, children’s play areas and amenity space, according to a report to Central Bedfordshire Council’s development management committee.
Principal planning officer Caroline Macrdechian told the committee: “This application was deferred in April and refused in July.
“The application returned to committee because a revised version of the national planning policy framework was published in August before the decision notice was published. The site is open paddock land.
“An application for up to 222 homes and a GP surgery in 2017 was refused and then dismissed at appeal on the basis it would cause unacceptable harm to the character and appearance of the area.
“Central Bedfordshire doesn’t have a five-year housing land supply. There’s 30 per cent affordable housing, and it’s considered sustainable development. The adverse impacts wouldn’t substantially outweigh the benefits of delivering housing.”
Read: Cranfield 150-home plan rejected as councillor warns of pressure on ‘failing’ pumping station
Cranfield parish councillor Alan Bastable described it as “a poor application”, adding: “The main reason for rejecting this is that in scale, form and location it’s beyond the development envelope and in open countryside.
“It’s a considerable distance from local facilities. All occupants will rely on vehicle use. It’s badly thought through and will spoil some beautiful countryside. There are much better locations for more housing in the village.”
“The adverse effects will be substantial”
Resident Sharon White warned: “I fail to see what benefits this will bring to the village, but the adverse effects will be substantial.
“No amount of landscaping can hide this. This won’t be infill; instead a physical built-up area. The current infrastructure can’t sustain a development of this size.
“The noise generated from these homes will destroy the tranquillity of the area forever.”
Conservative Cranfield and Marston Moretaine councillor Sue Clark explained: “The applicant has wanted to build here for a long time, with schemes for 198 homes then 222 turned down in 2016 and 2017, with the latter dismissed at appeal in 2018.
“This location was rejected in the last Local Plan call for sites, and is a sensitive edge-of-settlement location. Landscape was the principal reason for refusal at appeal.
“While we’ve a new surgery building, it isn’t open because of endless legal wrangling between the NHS, CBC and the provider. It was finished two years ago and already the NHS is saying it would need to be expanded.
“There’s genuine pressure on primary school places. The site won’t be served by any buses. Anglian Water has confirmed the waste treatment plant in Marston is due to be upgraded before 2030, although no date is committed.
“A small pumping station on Crawley Road takes sewage water, with an overspill tank added after flooding in the 1990s. Several houses locally were flooded in September 2024.”
Ms Macrdechian confirmed the flooding potential was assessed and is suitably addressed through conditions.
Chartered town planner at agent Marrons, for the applicant, David Fovargue said at the April meeting: “A landscape-led master plan is a key feature providing a clear green and attractive edge to the village, while reflecting a rural character.
“Hallam are dedicating four acres of land to the west to provide new habitats for wildlife. This is fundamentally different to what was proposed within the 2017 application.
“There are no technical or statutory objections from consultees. This site can make a contribution towards a five-year housing land supply.”
Councillors unanimously refused the development again because of substantial harm to the open countryside, its unsustainability, and the lack of a completed Section 106 legal agreement securing financial contributions.
by Euan Duncan
Local Democracy Reporter
