14 October 2011 - St Albans City & District Council

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Page 2
Application No
P1l4961/OOO
11511
WAY;
ENGINEERING OPERATIONS TO REMODEL GROUND
LEVELS;
NEW LANDSCAPING INCLUDING WOODLAND AND SHRUB
PLANTING, GRASSLAND AREAS AND WETLAND CREATION
AND NEW BOARDWALK ADJACENT TO OLD SLADE LAKE.
Location:
SIFE, Land North of A4 Colnbrook By Pass, And West Of Lakeside
Road, Colnbrook By Pass, Slough, Berkshire, SL3' OPE
Dated this 8th September 2011
THE REASON(S)
FOR REFUSAL:
1. .It has not been demonsttated that there is an over riding need for, or sufficient deliverable
benefits from. therail freightfacility and warehousing in this location which would
constitut; the very special circumstances which are necessary to overcome the
presumption against inappropriate development in the Green Belt as set out in PPG2
(Green Belts) and Core Policy 2 (Green Belt andOpen Spaces) of The Slough Local
Development Framework, Core Strategy 2006-:2026, Development Plan Document,
December 2008. It would cause significant harm to this fragmented and vulnerable part of
the Green Belt.
2. 'The proposed development would result in the further coalescence of Slough and Greater
London and the further loss of the separate identity of Slough. It has not been
demonstrated that it is essential for the rail freight facility and warehousing to be in this
location within the Strategic Gap between Slough and Greater London and so it is
contrary to Core Policy 2 (Green Belt and Open Spaces) and Core Policy 1 (Spatial
Strategy) of The Slough Local Development Framework, Core Strategy 2006-2026,
Development Plan Document, Decetnber 2008.
3. The proposed development would result in the further urbanisation, loss of countryside'
, recreation opportunities and severance of the Colne Valley Regional Park. it has not been
demonstrated that it is essential for the rail freightfaciJity and warehousing to be in this
location within the Colne Valley Regional Park and so it is contrary to Core Policy 2
(Green Belt and Open Spaces) of The Slough Local Development Framework, Core
Strategy 2006-2026 and Policy CGl (Coine Valley Park) of TIre Adopted Local Plan for
Slough 2004.
I
4. It is not considered that there is a specific need fora Strategic Rail Freight Interchange in
, this location. If there is a regional need for such a facility it is considered that this can be
met at Radlett without causing so much harm to the Green Belt and other strategic policy
and environmental concerns such as the Strategic Gap, Colne Valley Regional Park and
air quality.
. .
5. The absence of any guarantee that there will be a high level of rail use of the
warehousing, as required in the adopted Core Strategy, means that it cannot be
demonstrated that there will be any environmental benefits associated with the proposed