Agenda item

The Chairman confirmed that he had used his discretion following discussion with planning officers, to consider application 23/00311/AOP first.

Proposal: Outline Planning Application for demolition of existing structures and residential development of up to 89 dwellings, open space, landscaping, drainage features and associated infrastructure.  Detailed approval is sought for principal means of access with all other matters reserved.

Note: Councillor A Waite left the meeting at 2:39pm, returning at 3:45pm. He did not participate in the vote in the determination of this item.

The case officer drew member’s attention to the report update issued prior to the meeting, which referred to the revisions made to the National Planning Policy Framework in December 2023, further comments in relation to landscaping impacts, and an additional condition reading as follows:

‘30. No dwelling shall be occupied until the footway / cycleway connections onto Churchway and Green Lane have been provided in accordance with the approved drawings and constructed to the appropriate Buckinghamshire Council access standards and are available to use.  

Reason: To ensure that the full choice of sustainable transport links are made available at the earliest opportunity to encourage active travel.’

Speakers

Councillor/Local Member: Councillor S Lewin

Parish Council: Councillor David Truesdale (Haddenham Parish Council)

Objector: Dr Michael Stubbs and Mr Richard Hirst

Agent: Mr Paul Hill

It was proposed by Councillor R Newcombe, seconded by Councillor P Cooper and

RESOLVED

That application 23/00311/AOP be refused for the following reasons:

1. The proposal would, by reason of the location, scale and extent of built development beyond and poorly related to the built framework of the village, fail to comply with the spatial strategy of the adopted local plan and would comprise an encroachment of and loss of countryside that contributes significantly to the rural character and identity of this part of the village. There are no exceptional circumstances to justify the development in terms of a lack of delivery of the local plan allocated sites as set out in policy D3 of the Vale of Aylesbury Local Plan. The proposal would therefore be contrary to policies S1, S2, S3 and D3 of the Vale of Aylesbury Local Plan.

2. The proposal would, notwithstanding the proposed landscape mitigation, constitute an intrusive urban development within the local landscape resulting in significant adverse impacts to the landscape character and visual amenity of the site and its surroundings including the recreational value and character of the adjoining public footpath. It would therefore fail to conserve and enhance the natural environment or recognize the intrinsic character of the countryside in conflict with policies NE4, BE2 and C4 of the Vale of Aylesbury Local Plan and the policies of the National Planning Policy Framework.

3. The proposal, which is considered to constitute significant development, would result in the unjustified loss of Best and Most Versatile agricultural land contrary to policy NE7 of the Vale of Aylesbury Local Plan and the National Planning Policy Framework.

4. Notwithstanding the weight to be given to the range of benefits arising from the development and taking into account the Council’s current lack of a 5 year supply of deliverable housing, it is considered that the adverse impacts of the proposal would significantly and demonstrably outweigh the benefits when assessed against the policies of the National Planning Policy Framework taken as a whole. The proposal would conflict with the development plan overall and there are no material considerations that indicate otherwise.

5. The proposal does not include the means to secure necessary mitigation arising from the impacts of the development including appropriate and proportionate contributions towards off site local infrastructure and travel plan monitoring nor to secure the delivery of an appropriate level of affordable housing and public open space and future maintenance and management of the same. The proposal therefore fails to accord with policies I1, I2 and I3 of the Vale of Aylesbury Local Plan, policy CES1 of the Haddenham Neighbourhood Plan and the National Planning Policy Framework.