47-home housing scheme at Land South Of Aylesbury Road, Bierton

What was proposed

The application sought outline permission for up to 47 dwellings, with access decided now and appearance, landscaping, scale and layout reserved.

“Report to Buckinghamshire Council – Central and North Area Planning Committee Application Number: 24/03787/AOP Proposal: Outline planning application for the erection of up to 47 dwellings, including means of access into the site (not internal roads) and associated highway works, with all other matters (relating to appearance, landscaping, scale and layout) reserved…”

Officer report

The site and its setting

The 2.59-hectare grassed field south of Bierton included a public footpath, faced the A418 and lay beside existing homes and open fields.

“Application Site 8. The application site comprises a triangular parcel of land measuring approximately 2.59 hectares located on the southern side of the village of Bierton. This grassed field is part of a series of similar fields that separate built up areas of the settlement between Burcott Lane (to the east) and residential development off Parsons Lane (to the west).”

“The nearest residential development to the east is sheltered accommodation off William Hill Drive, located approximately 125 metres from the site boundary. To the south of the site lie open fields, beyond which are playing fields associated with the Kingsbrook development. The nearest residential parts of Kingsbrook are located approximately 0.6 kilometres to the south of the site.”

Officer report

Earlier applications

Earlier proposals for housing on the site or nearby were refused or dismissed at appeal, while another application remained under consideration.

“96/02388/AOP: Site for 104 dwellings, access road, open space and landscaping. [Officer note: This application site was larger than that now proposed as it also included the northernmost parcel of land that lies directly beyond the north-eastern edge of the site.] Decision: Permission refused Date: 23 June 1997 The principal reasons for refusal related to the scale of development and its impact on the rural character and setting of Bierton, highway safety and traffic…”

“15/03541/AOP: Outline planning application with access to be considered and all other matters reserved for residential development for 25 dwellings including vehicular access, car parking, landscaping, drainage and associated works. Decision: Non determination appeal Date: 24.10.2016 [Officer note: This appeal decision relating to land in close proximity to the application site is a material consideration.”

Officer report

What people said

More than 180 objections raised concerns about village identity, countryside, heritage, wildlife, infrastructure, traffic, drainage, services and the neighbourhood plan.

“Representations The Council has received more than 180 letters of objection. The representations raise a number of recurring themes: Preservation of Village Identity and Character Objectors consider that the proposal would undermine the identity of Bierton as a distinct linear village and would contribute to coalescence with the Kingsbrook development.”

“Sustainability and Infrastructure Capacity A significant proportion of objections relate to sustainability concerns, including: • Limited local services and facilities within Bierton • Lack of a local shop and secondary school • Oversubscription at the primary school • Limited access to healthcare, with GP surgeries at or over capacity • Reliance on private car travel due to limited public transport and cycle connectivity Representations refer to concerns raised by the…”

Officer report

Who spoke

The speakers included the local member, a parish council representative, an objector and the applicant.

The committee’s decision

The committee resolved to refuse the application because of its location, countryside and landscape effects, unsustainable access to services, and lack of a completed legal agreement.

“The proposed development, by virtue its location beyond the built-up area of the village of Bierton, including the development boundary within the Bierton Neighbourhood Plan, extending out into the countryside would result in the loss of the site's current open, natural appearance, resulting in a more urban character.”

“The proposed development by reason of its location beyond the built-up area of the village of Bierton, including the development boundary within the Bierton Neighbourhood Plan, is contrary to the spatial strategy of the Local Plan and Neighbourhood Plan, and in the absence of sufficient infrastructure, and lack of proximity to services and facilities, forms an unsustainable location to accommodate development of the scale proposed.”

Minutes

Why this differed from officers

Members considered the development boundary, countryside loss, settlement form, landscape character, visual amenity, services and infrastructure justified refusal.

“The proposed development by reason of its location beyond the built -up area of the village of Bierton, including the development boundary within the Bierton Neighbourhood Plan, is contrary to the spatial strategy of the adopted Vale of Aylesbury Local Plan (VALP) and Bierton Neighbourhood Plan and comprises an encroachment into and loss of countryside that contributes significantly to the broader character and identity of this part of the village.”

Minutes