Decision

By unanimous vote in favour of the officer recommendation of refusal, the Committee refused the application for the following reasons:

i.               The proposed residential development site lies within the designated Green Belt, wherein there is a strong presumption against inappropriate development. The proposal constitutes inappropriate development in the Green Belt, which is, by definition, harmful. No very special circumstances have been demonstrated that would clearly outweigh the harm to the Green Belt, including harm by reason of inappropriateness and any other identified harm.

In addition, the Local Planning Authority cannot identify a demonstrable housing need that would justify the release of this Green Belt site, nor has evidence been provided to support such a need.

As such, the proposal is contrary to the provisions of the National Planning Policy Framework (in particular Section 13: Protecting Green Belt land) and Policies S/4, S/6 and S/7 and paragraphs 143, 154 and 155 of the NPPF 2024 which seek to protect the Green Belt from inappropriate development.

ii.              The site is located outside the development framework of Stapleford, and on undeveloped, agricultural land within the countryside.

Policy S/7 of the South Cambridgeshire Local Plan 2018 seeks to direct new development to sites within development frameworks to protect the countryside from gradual encroachment and prevent incremental growth in unsustainable locations. Development outside these frameworks will only be permitted where the site is allocated within a neighbourhood plan, or is for horticulture, forestry, outdoor recreation, or other uses which require a countryside location, or where supported by other specific policies in the Local Plan.

The proposal would extend development beyond the development framework of the village in a manner that conflicts with the established spatial approach to growth, which seeks to concentrate development within existing settlements.

In the absence of a clear and convincing justification, the development would represent unjustified encroachment into the countryside and undermine the plan-led distribution of development. Accordingly, the proposal is contrary to Policy S/2, S/3, S/6, S/7 and S/9 of the South Cambridgeshire Local Plan 2018 and paragraph 187 of the NPPF 2024.

iii.             The proposed development would result in the loss of approximately 7.4 hectares of agricultural land which is identified as Grade 3a and is considered to comprise best and most versatile agricultural land. This represents a finite and valuable resource.

Policy NH/3 of the South Cambridgeshire Local Plan 2018 seeks to protect Grades 1, 2 and 3a agricultural land from irreversible loss unless the land is allocated for development or it can be demonstrated that sustainability considerations and need for the development outweigh the need to protect the agricultural value of the land.

The site is not allocated for development and it has not been demonstrated that the sustainability benefits of the proposal or need for the development would outweigh the harm arising from the loss of this agricultural resource. The proposal would therefore result in the irreversible loss of the best and most versatile agricultural land. In the absence of evidence to demonstrate otherwise, the proposal would lead to the unjustified loss of higher quality agricultural land, and no clear justification has been provided to outweigh this harm arising from the loss of this resource.

Accordingly, the proposal is contrary to Policy NH/3 of the South Cambridgeshire Local Plan 2018 and paragraph 187 of the NPPF 2024.

iv.            Delegated authority to officers to make minor amendments to the reasons for refusal.

v.              If appeal is lodged against the decision to refuse this application, delegated authority to the Director of Planning to negotiate and complete the Planning Obligations required in connection with this development and review the reasons for refusal in light of any further information submitted with any appeal.