250 homes and cycle path at RAF Cardington, The Highway, Shortstown

The site and setting

The approximately 13-hectare site lies within the Shortstown settlement area beside roads, a former site, agricultural land and a disused railway line.

“The site, the subject of this application, and which relates to approximately 13ha of land within the Shortstown Settlement Policy Area…”

“- 4 - (SPA), is bound by Paul Waller Avenue to the south-west, Harrowden Lane to the north-west, the former Driving Standards Agency site to the south-east (now vacated and being promoted for residential purposes by Homes England) and (beyond a disused railway line included within the red line area of the site) agricultural land to the north-east.”

Officer report

What officers recommended

Officers recommended approval because they considered the gravel path acceptable for anticipated local recreational use and less harmful to wildlife, subject to conditions.

“- 17 - To be clear, there is absolutely no evidence before Officers that would otherwise suggest that an alternative surface compared to the previously approved metalled tarmacked surface would be substandard or be less visually attractive at this rural edge to the development, bringing the proposals into conflict with BBLP Policies 28S (i) and (ii), 29 (i) and (ii) and 30 (i) and (iii); policies which are consistent with the NPPF 2026 and are given full weight.”

“In terms of drainage, Breedon gravel is generally considered to be less permeable than some other engineered permeable treatments, although is still considered to be free-draining when properly installed on a sub-base and provides moderate to good (free) drainage. It is for this reason that Officers do not believe a reason for refusal could be justified on matters relating solely to drainage.”

Officer report

Consultation responses

Ecology officers supported the revised design subject to mitigation, while the highways officer recommended refusal over width, accessibility, drainage and adoption concerns.

“Ecology Officer There is now sufficient ecological information available to support determination of this application. The changes to the design of the approved cycle path are supported and therefore support is given to the variation of Condition no. 1, due to the reduced impact on reptile habitat and impact on the badger population.”

“The mitigation measures identified in the 'Ecological Mitigation Measures to be Implemented During Construction of the Gravel Path' Technical Note (Aspect Ecology, July 2026) should be secured by a condition of any consent and implemented in full. Due to the presence of reptiles within the site and known badger setts, it is recommended that a Protected Species Method Statement should also be secured a condition of any consent.”

Officer report

Who spoke

The committee heard representations from two objectors and the parish council, while a ward councillor also made statements but was absent during discussion.

Issues raised before decision

Members received concerns about ownership, adoption, drainage, earthworks, ecology, consultation, tree impacts and the management company’s position.

“An email dated 10 September 2026 was received from Leigh Coombs in his capacity of Ward Councillor and also as Chair of the New Cardington Estate Management Company Ltd (NCEM). At his request the email was circulated to Members of the Planning Committee ahead of the meeting.”

“The disused railway corridor was phased into a further adoption phase, not out of adoption. Could you confirm which Highway Authority officer agreed that the purpose of the phasing was to keep the path with the management company, and when?”

Minutes