Meadow Farm The Green Caldecott Rutland

1. 1.The proposed development would result in an intensification of the use of the access known as The Green. By reason of its restricted width, single-vehicle capacity and limited opportunities for vehicles to pass, the access is not capable of safely accommodating the increased level of vehicular activity associated with the proposed residential use. The constrained nature of the route, which is shared by vehicles, pedestrians and other vulnerable users, would increase the potential for conflict and require reversing manoeuvres within a narrow carriageway environment. Whilst the lawful agricultural use of the site is acknowledged, associated vehicle movements would be expected to be intermittent and seasonal in nature. In contrast, the proposed residential development would generate a regular and more frequent pattern of vehicular movements throughout the year, resulting in a material intensification of use of the access. Having regard to the characteristics of the access and the advice of the Local Highway Authority, the proposal would fail to provide a safe and suitable access for all users and would give rise to an unacceptable impact on highway safety, particularly for pedestrians and other vulnerable users of The Green. The proposal is therefore contrary to Policy SP15 of the Rutland Local Plan Site Allocations and Policies Development Plan Document (2014), the Design Guidelines for Rutland Supplementary Planning Document, the National Design Guide, and the National Planning Policy Framework, which require development to provide safe and suitable access for all users and to ensure that highway safety is not compromised.
2. 2.The ecological information submitted in support of the application is out of date and insufficient to establish the current presence or likely absence of protected species and other ecological interests within the site. In the absence of robust and up-to-date ecological evidence, the Local Planning Authority cannot undertake a lawful assessment of the impacts of the development on biodiversity or be satisfied that protected species would not be harmed. The proposal therefore fails to demonstrate compliance with the requirements of Policy N2 of the National Planning Policy Framework, the Conservation of Habitats and Species Regulations 2017 (as amended), and Policies CS21 and SP19 relating to the protection and enhancement of biodiversity.

From the council's decision notice.

Parish

Caldecott Parish Council

Date validated

13 July 2026

Consultation end

6 October 2026

Target decision date

16 October 2026

Applicant

Private applicant

Case officer

Magda Waclawik

Documents

56