| Conditions or Reasons: | | 1)
This piecemeal proposal is contrary to the provisions of the adopted Arlesey Cross Masterplan which fails to deliver the required quantity and quality of linked accessible informal green space required at this land parcel as part of the wider development allocated under Policy MA8 of the adopted Central Bedfordshire (North) Site Allocations Development Plan Document (Adopted 2011). The proposal by reason of the number of dwellings, the domination of car parking, quantity and quality of open space, lack of connectivity, lack of space for tree planting, failure to integrate existing trees, hedgerows within Green Infrastructure and poor relationship to planned development (including public and open spaces) to the west of the site, culminates in a poor quality development that is harmful to the character and appearance of the area and fails to deliver on the vision of the Arlesey Cross Masterplan. The layout gives rise to a poor-quality development that is cramped development that is unsympathetic to the local context and results in the under provision of open space and green infrastructure as part of the development at the wider Policy MA8 allocated site. Accordingly, the proposal is contrary to policy MA8 of the of the adopted Central Bedfordshire (North) Site Allocations DPD (Adopted 2011), the Arlesey Cross Master Plan, policies HQ1, EE1, EE2, EE3, EE4 and EE13 of the Central Bedfordshire Local Plan (2021), Section 2 and 5 of the Central Bedfordshire Design Guide, policy ARL2 Arlesey Neighbourhood Plan, National Model Design Code, the National Design Guide, and the National Planning Policy Framework (2021). |
| 2)
Due to the depth and/or area of the private amenity spaces serving the proposed dwellings at Plots 1, 2, 3, 4, 5, 6, 7, 8, 10 11, 12, 13, 14, 15, 16 and 17, and the distance between the upper floor windows of plots 3, 4, 5, 6, 7, 8, 10, 15 and 16 with those at Nos. 10, 30, 32, 34, 36, 38, 40, 46 St Johns Road, as well as Nos. 19 and 21 Cricketers Road, the future occupiers of the proposed dwellings would not benefit from an acceptable standard of privacy, amenity and living conditions, and those dwellings would constitute substandard accommodation, in conflict with Policy HQ1 of the Central Bedfordshire Local Plan, Policy ARL2 of the Arlesey Neighbourhood Plan, Section 5 of the Central Bedfordshire Design Guide and the National Planning Policy Framework (2021). |
| 3)
Due to the substandard depth of gardens of proposed dwellings and the distance between the upper floor windows of plots 1, 2, 3, 4, 5, 6, 7, 8, 10 , 15, 16 and 17 with those at Nos. 10, 30, 32, 34, 36, 38, 40 and 46 St Johns Road, as well as Nos. 19 and 21 Cricketers Road, the development would cause an unacceptable loss of privacy to the occupiers of the said existing neighbouring dwellings. Furthermore, due to the scale, siting and proximity of plot 4 to No. 12 St Johns Road, the proposed development would cause an unacceptable degree of loss of light to No. 12 St Johns Road's garden and would cause an unacceptable overbearing impact on the occupiers of No. 12. The development would thereby cause harm to the amenity and living conditions of the occupiers of Nos. 10, 30, 32, 34, 36, 38, 40 and 46 St Johns Road, as well as Nos. 19 and 21 Cricketers Road, in conflict with Policy HQ1 of the Central Bedfordshire Local Plan, Policy ARL2 of the Arlesey Neighbourhood Plan, Section 5 of the Central Bedfordshire Design Guide and the National Planning Policy Framework (2021). |
| 4)
The submitted Preliminary Ecological Appraisal and Surveys are out of date and have failed to survey site features with Great Crested Newt (GCN) potential and no evidence of a GCN licence has been provided. In the absence of further update surveys, or a GCN Licence, the application contains insufficient information to demonstrate that the proposal would not have an unacceptable impact on protected species, habitats or ecosystems, or that the development would be able to provide a net gain in biodiversity. As such the proposal is contrary to Policies EE2 and EE3 of the Central Bedfordshire Local Plan and Section 15 of the National Planning Policy Framework (2021). |
| 5)
The Foul and Surface Water Drainage Strategies rely on connections to foul and surface water sewers to the west of the site, with connection points requiring works on land within third party ownership. Agreement of a connection point from Anglian Water does not provide consent to undertake works on third party land, which requires the agreement of the landowner, which cannot be secured by condition. In addition, the surface water drainage strategy does not indicate how the rain gardens/ tree pits and pervious paving would connect and relate to the surface water drainage sewer. As such the applicant has not demonstrated that the development would benefit from a suitably designed foul and surface water drainage strategy and the development would not increase on or off-site flood risk. The proposed development therefore conflicts with Policies CC3, CC5 and CC6 of the Central Bedfordshire Local Plan (2021), Policy MA8 of the Central Bedfordshire (North): Site Allocations DPD (Adopted 2011), Policy ARL10 of the Arlesey Neighbourhood Plan and Chapter 14 of the National Planning Policy Framework (2021). |
| 6)
The development would fail to deliver Category 2 M4(2) and Category 3 M4(3) homes, Self and Custom Build Plots and would fail to integrate Affordable Homes with Market homes failing to promote social cohesion, in conflict with Policies H1, H2, H4, and H6 of the Central Bedfordshire Local Plan (2021). |
| 7)
In the absence of a completed legal agreement securing financial contributions to offset infrastructure impact, including education, early years, healthcare, community halls, libraries, indoor and outdoor sport, Children's Play, and waste, the development would have an unmitigated and unacceptable impact on existing local infrastructure. In addition, the development would also fail to provide the necessary and reasonable obligations associated with the provision of onsite affordable housing and appropriate arrangements for open space provision as well as management and maintenance. The development would therefore not amount to sustainable development and would be contrary to policies HQ2, HQ3, HQ4, H4, and EE13 of the Central Bedfordshire Local Plan (2021) and the objectives of the National Planning Policy Framework (2021). |
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