Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/18/03575/OUT

Conditions or Reasons:

1) The site lies within the South Bedfordshire Green Belt and would result in harm to the openness of the Green Belt, and would have an adverse impact on the setting of the site and the character of the area, by way of the urbanisation of Clipstone Lane as a result of the proposed highway improvements which include the widening of the lane and an additional point of access. The proposal is inappropriate development within the Green Belt and would be harmful by reason of inappropriateness and loss of openness and would conflict with the purposes of including land within the Green Belt by way of encroachment of the countryside. Very special circumstances that would outweigh the identified harm have not been established in this case. The proposal is contrary to Section 13 of the National Planning Policy Framework (2018).

2) Given its location and relationship to the existing settlement and in the absence of provision for direct and suitable footpath and cycleway connections and the lack of adequate public transport provision, it would be isolated from the services and facilities of the adjacent settlement of Leighton Linsade and would thereby result in a heavy dependency on car journeys. As a result the proposal would not amount to sustainable development and would be inappropriate and unacceptable in principle. The proposal therefore fails to conform with the objectives of the National Planning Policy Framework and policy SD1 of the S.B.L.P.R.

3) The proposed development would result in the unacceptable loss of trees, hedgerows and landscaping along Clipstone Lane as a result of the highway improvements. These landscape features are highly distinctive locally in terms of landscape character and seek to provide an important buffer and transition from the built form to the prevailing countryside beyond. Their loss would be detrimentally harmful to the visual amenity of the area, by result in an urbanising effect with adverse impacts on rural tranquillity. As such the proposal is contrary to policy BE8 of the S.B.L.P.R and section 12 & 15 of the NPPF (2018).

4) To permit this proposed development would result in a highway improvement scheme, which by virtue of none compliance with highway standards, would cause an unacceptable hazard to all road users. The development would be contrary to Policy BE8 of the S.B.L.P.R and the aims and objectives of the National Planning Policy Framework (2018).

5) The proposal if permitted would lead to additional traffic travelling along Clipstone Lane between the proposed entrance and Leighton Road which is substandard. Such additional traffic is likely to lead to a condition of danger to all those road users. The development would be contrary to Policy BE8 of the S.B.L.P.R and the aims and objectives of the National Planning Policy Framework (2018).

6) In the absence of a completed legal agreement securing financial contributions to offset infrastructure impact, including education, recreation and the provision of affordable housing, the development would have an unmitigated and unacceptable impact on existing local infrastructure. The development would therefore not amount to sustainable development and would be contrary to the objectives of the National Planning Policy Framework (2018).

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