Plans for up to 400 homes on former golf course in Lower Stondon refused by council

Applicant Bloor Homes Limited submitted outline proposals for up to 400 homes, a community hub site with parking and a multi-use games area on land at Mount Pleasant Golf Course, Station Road, Lower Stondon.

Its project also features up to 1,000sqm of land reserved for either a primary school with nursery or a village green and pavilion, public open space with footpaths, a play area, cycleways, allotments and landscaping.

The golf club and course is listed as an asset of community value, according to a report to Central Bedfordshire Council’s development management committee.

This site is outside the defined settlement envelope of Lower Stondon in the open countryside, said the report. “Another application is currently active on the land seeking outline planning permission for a similar scheme, without the housing.”

Principal planning officer Tom Mead told the committee: “The golf course was closed by the applicant in October 2025.

“An appeal was submitted to the planning inspectorate against the non-determination of this application. A committee resolution is required to prepare and present evidence to the Secretary of State.

“This is recommended for refusal because of highways safety issues along Station Road and from its impact at three off-site junctions. It fails to provide an extra care facility, required for developments of more than 300 properties.

“These proposals don’t consider the presence of bats on and around the site, while mitigation for protected species, such as great crested newts, hasn’t been shown.

“Also absent is a signed Section 106 agreement to secure financial contributions for planning obligations. The harm identified outweighs the benefits.”

Bloor Homes Limited confirmed on its website it acquired the site in 2022, adding: “Our vision has always centred around our ambition to deliver to the Stondon community and its surrounding villages proposals which put nature and green space at the heart of the development.

“There would be more than 60 per cent of the landholding retained and dedicated towards landscape improvements, public open space, a play area and improved habitat creation.

“The ethos of Bloor Homes is to make every effort to conserve the natural balance of each location, including heritage preservation, the conservation of wildlife and the protection of natural features.”

Representing local action group Save Our Village Lower Stondon, Sue Brooks explained: “There were 277 homes allocated in the Local Plan, but more than 900 have been built in recent years.

“Our infrastructure can’t absorb further housing. Our roads are already at breaking point. Station Road can’t be widened or upgraded and its narrow footpaths are unsafe.

“Environmentally it removes mature trees, destroys natural habitats and eliminates lakes that provide potential flood mitigation for nearby homes and allotments.

“The water strategy is equally unconvincing. Our local system is so overstretched that sewage trucks are being used to remove some waste. How can Anglian Water cope with 400 homes by pumping sewage to Letchworth?

“The strength of community feeling is undeniable, clear and consistent with 2,186 formal objections, as well as a petition signed by 1,422 people.”

Conservative Clifton, Henlow and Langford councillor Drew Richardson explained: “CBC highways maintains a formal objection to the application, with extensive concerns.

“It would have unacceptable impacts on Station Road, safe access for cyclists can’t be achieved, sustainable transport objectives haven’t been met, and traffic modelling at key junctions is unreliable.

“This would result in the loss of an important community and sporting asset. Sport England objects because the applicant has failed to show the facility is surplus to requirements.

“Stondon Parish Council and Shillington Parish Council also oppose this.” The committee unanimously refused the project.