Burial ground access and parking at College Farm Equestrian Centre, Keysoe, Bedford

“The application site is located on Keysoe Row West to the east of Keysoe Row and equidistant between the junction of Church Road and B660. The site is located in open countryside and is currently formed of a grass verge and woodland planning which then becomes woodland that forms part of the Woodland Burial Ground which is owned and operated by the St Albans Woodland Burial Trust.”

“This application seeks planning permission for the construction of a new access point off Keysoe Row West to the St Albans Woodland Burial Ground and a new 20 space car park. The access and car park would not connect into any existing hardsurfacing within the Woodland Burial Ground.”

“*23/02492/FUL - The construction of a new access point off Keysoe Row West to the St Albans Woodland Burial Ground and new 20 space car park. Refused. See section 2.1 for more details.”

“*06/01378/FUL - Change of use of land to woodland burial ground with associated car parking and extension to roadway and formation of new footpath. Approved - (included car park for 20 vehicles)”

“The application also has public support which is evidenced through the 70 public responses as well as support in principle from the Parish Council and a local church leader. It is also noted that scheme has some public objection which has been discussed through this report.”

“The revised design including the reduction of the hardstanding for the access junction and access road and the alteration of surfacing material for the car park has decreased the visual impact of the development since the previous refusal. Additional supporting information including the above mentioned have also given additional strength to the material considerations which weigh in favour of granting planning permission.”

“- 85 - Parish Council *That the proposed parking is at least equal to the existing. *Responsibility for maintenance of the car park and access road. *Requested height limit on vehicles entering.”

“These can be conditioned as a part of the planning decision to ensure the working methods are complied with should the council be minded to approve the application.”

“- 93 - Overall, the proposal does result in some erosion of the rural character of the area and introduces a gap in the trees line and an access point where there currently isn't one. It is acknowledged however that the reduced bellmouth of the access as well as the change in surfacing materials will reduce the level of impact and with conditions the boundary treatment can be controlled to be sympathetic to the rural location and in order to safeguard any further impact from…”

“Overall, the proposal is identified to cause some visual harm, this level has been reduced by the above-mentioned design revisions since the previous refusal. In this case other material consideration (which are discussed within this report and summarised within the conclusion section) are afforded significant weight and are considered to outweigh the visual harm identified.”

“In regard to Condition 3 (Junction/Access Details) it is recommended that the access junction shall have 2m kerbed radii using short textured concrete granite-effect kerbs with granite setts along the channel line’.”

“In regard to Condition 3 (Junction/Access Details) it is recommended that the access junction shall have 2m kerbed radii using short textured concrete granite-effect kerbs with granite setts along the channel line…”