| Conditions or Reasons: | | 1)
The proposed development is outside the Settlement Envelope of the Small Village of Shillington (Aspley End) and is in open countryside. The proposal for up to 72 dwellings does not fall in any of the types of development permitted in such a location by Local Plan Policy SP7. The proposal would also result in the physical and visual coalescence of Aspley End and Hanscombe End. The proposal is therefore unacceptable in principle and contrary to Policies SP5 (Important Countryside Gaps and Preventing Coalescence) and SP7 (Windfall Development) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 2)
By reason of its extent and depth beyond existing development, and the proposed indicative layout, the proposed development would have a detrimental impact on the character and appearance of the countryside, landscape, and settlement of Shillington. The development would also result in the loss of Grade 2 and 3a 'Best and Most Versatile' agricultural land, with no public benefits present to override the need to protect the land. The proposal is therefore contrary to Section 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (NPPF), July 2021, and Policies EE5 (Landscape Character and Value) and DC5 (Agricultural Land) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 3)
The proposal would result in less than substantial harm to the significance of four designated heritage assets. However, as no public benefits are present to outweigh this harm and as great weight should be given to the conservation of a designated heritage asset irrespective of level of harm, the proposal is contrary to Section 16 (Conserving and enhancing the historic environment) of the National Planning Policy Framework (NPPF), July 2021, and Policy HE3 (Listed Buildings, Conservation Areas and Built Heritage) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 4)
In the absence of a completed legal agreement to secure financial contributions to offset infrastructure impact, and to secure the provision of affordable housing and serviced plots to self and custom builders, the proposed development would have an unmitigated and unacceptable impact on existing local infrastructure. The development would therefore not amount to sustainable development, and is contrary to Policies HQ2 (Developer Contributions), HQ3 (Provision for Social and Community Infrastructure) and HQ4 (Indoor Sport and Leisure Facilities) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
5)
All major development proposals must demonstrate a net gain in Green Infrastructure; linking, enhancing and extending existing green infrastructure assets, and creating new ones. The proposal fails to show how the Green Infrastructure across the site is linked to create connectivity, or how it fits into the wider landscape. There is not a landscape led site wide sustainable drainage system to enhance biodiversity, and the two water features within the site would be isolated and not link to the wider environment. The proposal is therefore contrary to Policy EE1 (Green Infrastructure) of the Central Bedfordshire Local Plan 2015-2035, July 2021.
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| 6)
The proposed development is not in a Settlement Envelope, but is in open countryside and whilst a limited bus service exists adjacent to the site, it is not in a location well connected to and accessible to services and facilities by sustainable modes of transport. Also, a lack of good quality footways and cycleways linking the site to amenities in Shillington results in an inability of the scheme to promote walking and cycling permeability. The proposal is therefore contrary to Policies SP7 (Windfall Development), T2 (Highways Safety and Design) and HQ1 (High Quality Development) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
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