| Conditions or Reasons for Planning Application - CB/20/02845/OUT |
| Conditions or Reasons: | | 1)
The application site lies within the open countryside outside the settlement envelope of Aspley Guise, beyond the railway line which currently provides a clear boundary to the village. The site also makes a positive contribution to the countryside setting of the village. The siting, scale and nature of the proposed development would cause significant harm to the character and appearance of the area, including to the settlement pattern of Aspley Guise and would fail to respect local character or context, be appropriate to its setting or contribute positively to creating a sense of place. Accordingly, the development would conflict with Policies CS14, DM3, and DM4 of the Central Bedfordshire Core Strategy and Development Management Policies (North) (2009) and Sections 12 and 15 of the National Planning Policy Framework (2019). |
| 2)
The application has failed to provide appropriate noise mitigation solutions within the applicant's control that would acceptably mitigate noise levels from the neighbouring wedding venue, Flaxbourne Gardens, to a level that would provide an acceptable noise environment for future residents without introducing unreasonable restrictions on this established local business. The application is therefore contrary to policy DM3 of the Core Strategy and Development Management Policies (2009) and paragraph 182 of the National Planning Policy Framework. |
| 3)
The application has failed to demonstrate that the proposed development would not have an unacceptable impact on Great Crested Newts, a European protected species and UK priority species. The application is therefore contrary to Policy CS18 and DM15 of the Core Strategy and Development Management Policies (2009) and Section 15 of the NPPF. |
| 4)
In the absence of a completed legal agreement securing financial contributions to offset infrastructure impacts, including education, healthcare, leisure and recreation, level crossing upgrades 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 (2019), and Policies CS2 (Developer Contributions) and CS7 (Affordable Housing) of the Central Bedfordshire Core Strategy and Development Management Policies (2009). |
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