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Conditions or Reasons for Planning Application - CB/22/01966/FULL
Conditions or Reasons:
1) By reason of a lack of evidence provided of the marketing undertaken to demonstrate that the public house is surplus to requirements, that a public house use is no longer financially viable, and that all reasonable efforts have been made to sell or let the premises for a community use at a reasonable price for at least 12 months, the loss of the public house to facilitate the proposed development has not been justified. The proposal is therefore contrary to Section 8 (Promoting healthy and safe communities) of the National Planning Policy Framework (NPPF), July 2021, and Policy HQ3 (Provision for Social and Community Infrastructure) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021.
2) By reason of its height, width, depth, size and scale, the proposed apartment block would present a dominant structure not relating well to the existing local surroundings, resulting in harm to the setting of the adjacent Caddington Conservation Area. Insufficient parking spaces and a lack of amenity space, combined with the footprint and scale of the building required to accommodate the nine apartments proposed, demonstrate that the site has insufficient space to accommodate the requirements of the scheme, and is therefore an overdevelopment of the site. The proposal is therefore contrary to Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended), Sections 12 (Achieving well-designed places) and 16 (Conserving and enhancing the historic environment) of the National Planning Policy Framework (NPPF), July 2021, and Policies HQ1 (High Quality Development) and HE3 (Listed Buildings, Conservation Areas and Built Heritage) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021.
3) By reason of a significant shortfall of resident parking spaces within the application site when assessed against the Central Bedfordshire Design Guide, March 2014, the proposed development would result in injudicious on street parking in the context of public transport not providing a viable alternative to car use. The proposal is therefore contrary to Policy T3 (Parking) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021 which requires residential developments to have regard to the car parking standards set out in the Design Guide.
4) The proposed development would, by reason of its proximity lying within a 12.6km distance of the Ashridge Commons and Woods Site of Special Scientific Interest (SSSI) within the Chilterns Beechwoods Special Area of Conservation (SAC), add to the recreational disturbance in this area, and be likely to harm the integrity of the conservation purposes of the SAC. In the absence of an appropriate strategy, to the satisfaction of the Local Planning Authority, to mitigate this harm, the proposal would be contrary to the Habitat Regulations, Section 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (NPPF), July 2021, and Policy EE3 (Nature Conservation) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021.


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