Self-build dwelling and garage at Land Off Cheddington Road, Pitstone

“Reference: 15/04303/APP Development: Erection of one new dwelling and garage and formation of new access Decision: Refused Decision Date: 25 October 2016”

“Reference: 21/00908/APP Development: Erection of dwelling and garage Decision: Appeal – Non-Determination – Dismissed Decision Date: 7 June 2021”

“Natural England: Further information required to determine impacts on designated sites. The proposed development has the potential to have a harmful effect on terrestrial Sites of Special Scientific Interest (SSSIs) and those Special Areas of Conservation (SACs), Special Protection Areas (SPAs) or Ramsar sites that they underpin.”

“District Licensing Officer: Holding Objection – Further Information Required Further information is required prior to determination for the LPA to be satisfied that no adverse ecological impacts are likely to result from the proposals. The following recommendations are made: • Surveys of the nearby pond and wet ditch; or • Evidence of entry into the council’s District Licensing scheme via provision of a report or certificate from the delivery partner NatureSpace.”

“Concerns that development of this site will then set a precedent for other sites (also outside the Settlement Boundary) along Cheddington Road to be brought forward for development leading to greater coalescence with the hamlet of Cooks Wharf and potentially unconstrained incursion into open countryside.”

“REPRESENTATIONS Comments made objecting to the proposal (summarised): • Outside the Settlement Boundary o Proposal lies in open countryside, contrary to Policy 1 of the Pitstone Neighbourhood Plan o The site does not meet any exception criteria for development outside the boundary. • Strong and Consistent Planning History – several appeals dismissed • Impact on Rural Character & Visual Amenity o Loss of open green field and rural setting at the village edge.”

“PL/25/4416/FA be approved, subject to the conditions detailed in the case officer’s report.”

“It was proposed by Councillor C Poll, seconded by Councillor K Gibbon, and…”

“That application PL/25/4416/FA be refused, because the proposed development, by reason of its location beyond the built-up area of the village, including the development boundary within the neighbourhood plan, is contrary to the spatial strategy of the adopted Vale of Aylesbury Local Plan and the Pitstone Neighbourhood Plan, and comprises an encroachment into and loss of countryside that contributes to the rural character and identity of this part of the village.”

“In addition, the proposed development, by reason of its location within a 12.6km linear distance of the Ashridge Commons and Woods Site of Special Scientific Interest within the Chiltern Beechwoods Special Area of Conservation, would add to the recreational disturbance in this area likely to harm the integrity of the conservation purposes of the Chiltern Beechwoods Special Area of Conservation.”