Clifton park home site extension approved despite traffic safety concerns

Applicant Charles Simpson Organisation Limited submitted full plans for a change of use of land for 29 more mobile homes, with 15 units for affordable rent, an access, parking and landscaping at Clifton Park in New Road.

This would be part of a privately-run residential complex of 74 park homes, according to a report to Central Bedfordshire Council’s development management committee.

Some of these are privately-owned and others rented, while often aimed at retirees or anyone looking to downsize their living environment, said the report.

“This development offers homes mainly for people aged 55 and over, with an identified need in Central Bedfordshire. The park has a policy that all residents must be 25 years or over, and so it’s unsuitable as family accommodation.

“The site is outside the village settlement envelope of Clifton and is in open countryside. It would be contrary to the Central Bedfordshire Local Plan. But the local authority cannot show a five-year supply of housing.

“No significant harm has been identified that can’t be mitigated through appropriate planning conditions, and the development is considered sustainable.

“There’s a continuous footway between the village and the site, and a bus stop within Clifton Park that connects residents to nearby towns and villages.”

Clifton Parish Council objected because of “the unsuitability of the site access and egress points on to New Road, and there are no delineated vision splays at the entrance and exit to Clifton Park.

Stephen Vaughan, representing the Clifton Park Residents’ Association, said: “Our three concerns are the transport survey, the business model for these 29 units and the waste water capacity.

“Inaccuracies identified in the survey include speeding on New Road and the adequacy of the current visibility splays. There’s insufficient detail about the business model, especially the living arrangements for the 14 affordable rent properties.

“A current unit is divided into two separate addresses, doubling the number of households accommodated in a single unit. This will result in more traffic. There are only six visitor parking places.” Asked about units being sub-divided, he added 12 to 15 homes have been already.

Associate at agent Woolf Bond Planning Jenna Stalker explained: “This proposes the extension of the well-established park home site of Clifton Park for 29 new mobile homes.

“It’s a high quality landscape-led scheme that recognises the area’s countryside location and introduces boundary vegetation, which will in time merge seamlessly into its surroundings.

“Improved boundary, woodland and scrub planting will visually contain this extension to the park. There are no technical objections to the scheme from statutory consultees.

“The project team has satisfied all matters around access, layout, design, drainage, trees and ecology. One of the key benefits is providing an above policy limit of affordable housing, at 15 of the 29 new homes proposed.

“Given the council’s current housing supply position, the delivery of market and affordable homes carries substantial weight in the planning balance. Park home accommodation is a genuine alternative to conventional properties in contributing to the local housing stock.

“This meets a significant need, providing purpose-built homes, while retaining a high level of independence within a maintained setting in a small community.

“Park homes are single-storey, highly energy efficient and low maintenance, which are built off site. The community hub previously approved is fully operational and proving popular with residents.

“This caters for mainly older people in a quiet setting, although the location is readily accessible by public transport to shops and services in the nearby larger settlements.”

Conservative Clifton, Henlow and Langford councillor Richard Wenham referred to New Road being “known for speeding”, and asked for planning condition changes, with an extra one to move the current 30mph a suitable amount of metres southwards.

He also called for a 40mph buffer limit from the edge of the 30mph zone until the New Road junction with the A507.

Councillors unanimously approved the development.