Plans for a housing project on a 20-acre site within the Forest of Marston Vale north of Cranfield have been refused, despite being recommended for approval by planning officers.
Applicant Hallam Land Management Limited’s outline plans for up to 150 homes outside the village settlement envelope were deferred in April to establish whether Anglian Water intends to upgrade the sewage treatment works at Marston Moretaine.
Other features of the scheme are access and highway works, ecological habitats, children’s play areas and amenity green space, on land at the back of numbers 2 to 44 Crawley Road.
This site is “an irregular shaped parcel of paddock land” between Crawley Road and Bourne End Road, according to a report to Central Bedfordshire Council’s development management committee.
As a development in the open countryside, this would be contrary to Local Plan policy, said the report. “But the council cannot show a five-year supply of housing.
“These proposals are considered to be sustainable, and no significant harm has been identified that couldn’t be mitigated through appropriate planning conditions.
“Outline planning permission was refused previously for up to 198 homes and a separate application for up to 222 properties with a doctor’s surgery.
“An appeal was lodged against the second refusal, but was dismissed because of unacceptable harm to the character and appearance of the area.
“Ofwat has approved the Anglian Water business plan, which includes Marston Moretaine water recycling centre upgrades.”
Cranfield Parish Council’s objection stated: “This site is unallocated and is outside the village settlement boundary, leading to clear development into the open countryside and extending the built form of the village, as well as a harmful visual impact”.
Principal planning officer Caroline Macrdechian told the committee: “An illustrated master plan shows the potential layout of the site.
“A new access would be provided from Crawley Road,” she said. “This includes 30 per cent affordable housing, while control of the property height with no greater than two-storey homes means the harm is reduced.”
“Raw sewage”
Cranfield and Marston Moretaine cllr Sue Clark (Conservative) explained: “Development out of the village is sporadic and it’s a classic, historic edge of settlement scattering of individual homes and farms.
“It’s definitely rural in its setting and would result in significant urbanisation. This puts more pressure on the current sewerage and drainage system.
“The Marston Moretaine works are due to be upgraded before 2030. There’s a small pumping station on Crawley Road, which comes with a large overspill tank.
“When there’s heavy rain, there’s raw sewage floating around.
“There’s a genuine problem with this small pumping station. Cranfield is under immense pressure from wider development.
“It’s really important to protect the integrity of the current settlement, which includes this very sensitive edge of settlement location.” She then left the council chamber.
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 refused the development as it would cause harm to the open countryside and the historic edge of settlement, and because of the absence of a Section 106 legal agreement.
by Euan Duncan
Local Democracy Reporter
