| Conditions or Reasons: | | 1)
The application site is within the open countryside outside of the settlement envelope for Cranfield; and the scale and form of the proposed development would cause significant harm to the character and appearance of the area and the landscape character of the area as a whole and result in an unacceptable extension to Cranfield in a predominantly rural location. The proposal includes the severing of the central ecological corridor in four places to link the two proposed development parcels to the detriment of community safety and ecological connectivity. Accordingly, the development would conflict with Policies DM3, DM4, DM14, DM16, CS16 and CS18 of the Central Bedfordshire Core Strategy and Development Management Policies (North) (2009), the Central Bedfordshire Landscape Character Assessment (2015), the Central Bedfordshire Design Guide (2014) and Section 15 of the National Planning Policy Framework (2019). |
| 2)
The proposed development, if permitted, would result in the intensification of use of a highway which, by virtue of the development it already serves, combined with its character and geometry, will lead to conditions of increased hazard and inconvenience to users of the highway. In addition the proposal, if permitted, would create an access which, due to its alignment, poor pedestrian provision and lack of lateral clearance/verge to one side, would create a hazard and inconvenience to those occupiers of and visitors to the proposed development. It would therefore be contrary to Policy DM3 of the Core Strategy and Development Management Policies (November 2009), paragraphs 108 and 110 of the NPPF (2019), and the CBC Highway Construction Standards and Specifications Guidance (July 2019). |
| 3)
Insufficient information has been submitted to demonstrate that the development would not have a harmful impact on the safe operation of Cranfield Airport. The submitted Technical Safeguarding assessment does not consider the consented (but yet to be constructed) adjoining development (Land off Mill Road, Cranfield, CB/17/01042/OUT) and as a result the cumulative effect of the two separate developments has not been taken into account. A detailed Technical Safeguarding assessment, covering both development sites is required to determine the cumulative impact of development. In the absence of sufficient evidence it has not been demonstrated that the proposal would not result in a detrimental impact on the safe and efficient operation of the airport, which is contrary to the public interest and creates a risk to public safety. A Technical Safeguarding Assessment should include the cumulative impact of development on the Airport's navigational aids, radar and potential for wind shear and glint and glare impacts to the Airport caused by potential solar photovoltaic roof top installations to the proposed new dwellings. |
| 4)
The application contains insufficient information to demonstrate that the development would not result in poor quality, unacceptable living conditions for the future occupiers as a result of noise from the adjoining Airport and / or ventilation and thermal comfort as a result of noise mitigation methods. The application has therefore failed to demonstrate that the proposed development could be successfully integrated with an existing operational airport. The application is therefore contrary to policy DM3 of the Core Strategy and Development Management Policies (2009), the Central Bedfordshire Design Guide (2014) and Section 15 of the NPPF (2019). |
| 5)
In the absence of a completed legal agreement securing financial contributions to offset infrastructure impact, including education, healthcare, leisure and 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 (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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