An abridged version of notes written by the Chairman of the Planning Committee, Mr Bob Parker-Eaton.
Planning rules are laid down by central government in Whitehall in the Town and Country Planning Act supplemented by the Town and Country Planning (Development Plan) Regulations. These instruments set out detailed requirements for the preparation of development plans, including their form and content and the procedures involved. In Bedfordshire the development plan consists of the Bedfordshire County Structure Plan (prepared by the County Council) which sets out key strategic policies as a framework for local planning. The responsibility for carrying them out (and their interpretation) is devolved to local government, but retains the facility for appeal to central government. In our case, the responsible authority is Mid-Beds District Council which has a team of planners (officials) reporting to a Development Control Committee, known as DCC, consisting of elected councillors. Clophill’s two District Councillors – Martin Hawkins and Howard Lockey – both serve on this DCC. There is a link to a map of the main village which will help illustrate some of the points below.
Mid-Beds rules are contained in the two volume “Mid Bedfordshire Local Plan, First Review (adopted December 2005)”. The first volume is the Written Statement which sets out policies and proposals relating to land use in the District and justification for them. The second volume illustrates these proposals on a map base, village by village (or by towns). Clophill Parish has three areas, or “collars”, each subject to different rules. They are the Conservation Area, the Settlement Envelope and the remainder. There are also a number of Grade II Listed buildings in the village to which tighter rules apply. Any required change to a Listed Building or its curtillage requires special Listed Building Consent, not readily given. Clophill has been designated a Conservation Village and the “collar” defining the conservation area covers land, essentially from the A6, the Green, the High Street (as far as and including No 97, Mill Lane, Back Street, The Slade and the first parts of Kiln Lane, Great Lane and Little Lane and generally (but not always) the gardens behind. Any development within this “collar” (whether new build, extensions or alterations) must satisfy tighter control than outside this area and especially including the effect on the street scene. (see link). The Settlement Envelope encompasses the Conservation Area but goes wider, essentially covering the whole built-up village, and including the Cainhoe and Readshill estates, the A6 (as far as Readshill, Town Shott, the High Street (to the end of the north side houses), Jacques Lane (as far as No 15) and The Causeway (as far as the middle stream). In this area development (new build, extensions and alterations etc) is permitted, subject to applications being approved by Mid-Beds. Again, rules regarding what is or is not acceptable apply. For the latter two items, Mid Beds Planning Division have issued in 2004 their guidance in “Extensions and Alterations: A Design Guide for Householders”. This volume (21 pages) goes into great detail as to what is or is not acceptable (but some items in this guide are in conflict with the later Mid Bedfordshire Local Plan!). The aim of the Settlement Envelope is to retain the rural nature of the Parish by restricting all new build to within the existing village. New development outside the Settlement Envelope is highly restricted. New build is only acceptable in very particular circumstances. Conversions within the rules are permitted. Extensions and alterations, within the rules, are allowed. Any new build developer, or householder intending extensions or external alterations, has to submit detailed plans of the required work to Mid Beds DC together with a substantial fee. On receipt Mid Beds sends out letters to the immediately adjacent neighbours, and posts a copy on a nearby lamp post or pole, advising the plans and inviting comment. This comment has to be received within 21 days of the date of the MBDC letter. Details of the application are put on the MBDC website.
In addition, the Parish Council is sent the same letter but also a copy of the plans, again inviting comment within the 21 days. The Parish Council has a Planning Committee (currently consisting of Bob Parker-Eaton as Chairman, plus Roland Browne and Peter Clarke as members) who scrutinise the plans, visits the site (individually), where relevant one of them will talk to affected neighbours to obtain their views, and makes their recommendations to the Parish Council for endorsement (however, because of the 21 days requirement, it is often necessary to obtain this endorsement retrospectively). The Parish Council recommendation, with its reasoning, is transmitted to the appropriate Mid Beds Planning Officer (by e-mail). The Parish Council’s policy is to seek to support all applications which it considers to be reasonable. After the 21 day period, the Mid Beds officials consider each application. For the majority the officials decide whether to approve or reject. Contentious applications are referred to the full Development Control Committee for decision, together with a summary of submissions on each (and including the views of the Parish Council). Additionally, District Councillors have the right to “call-in” any application for consideration by the DCC. At DCC meetings interested parties (and including the Parish Council) have the right to make a two minute (only) presentation in support of or against the application being considered. The DCC then debates, without time restrictions, and votes on each application: hence the potentially important role of our own District Councillors. The applicant has the right to appeal to the government’s Planning Inspectorate.
All copy applications received by the Parish Council, together with lists of approvals and refusals by MBDC and appeals to the government inspectorate are published in Spotlight following each monthly Parish Council meeting.
