Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - SB/05/00478

Conditions or Reasons:

1) The proposed development would have an adverse impact upon a mature tree belt to the detriment of the character and setting of the Houghton Regis Conservation Area. The proposal is therefore contrary to Policies 8, 10 & 13 of the Bedfordshire Structure Plan 2011 and Policies BE4, BE5 & NE4 of the South Bedfordshire Local Plan Review.

2) The Office of the Deputy Prime Minister's Planning Policy Guidance Note 1: General Policy and Principles requires that applicants for planning permission should, as a minimum, provide a short written statement setting out the design principles adopted as well as illustrative material in plan and elevation showing the wider context, especially for proposals involving sensitive sites. The Office of the Deputy Prime Minister's Planning Policy Guidance Note 15: Planning and the Historic Environment states that applicants for planning permission within Conservation Areas must be able to justify their proposals. They should provide the local planning authority with full information, to enable them to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. The Policy BE5 (Control of Development in Conservation Areas) of the South Bedfordshire Local Plan Review specifies that all proposals affecting Conservation Areas and their settings are accompanied by sufficient detail and supporting information to enable the impact of the proposal on the character or appearance of the Conservation Area to be fully assessed. From the submitted details it is not possible to assess the likely impact of the proposals on the character and setting of the Conservation Area. The proposal is therefore contrary to Paragraph A4 of the Office of the Deputy Prime Minister's Planning Policy Guidance Note 1: General Policy and Principles, Paragraph 3.4 of the Office of the Deputy Prime Minister's Planning Policy Guidance Note 15: Planning and the Historic Environment, Policy 13 of the Bedfordshire Structure Plan 2011 and Policies BE4 & BE5 of the South Bedfordshire Local Plan Review.

3) The proposed development, by reason of its unsympathetic design, fails to respect the established character of the Conservation Area and would neither preserve nor enhance the character of the Houghton Regis Conservation Area. The proposal is therefore contrary to Policies 10 & 13 of the Bedfordshire Structure Plan 2011 and Policies BE4, BE5 and BE8 of the South Bedfordshire Local Plan Review.

4) The proposed development makes inadequate provision for a satisfactory vehicular access to serve the development and is likely to lead to an increase in congestion and additional hazards for highway users. The proposal is therefore contrary to Policy 10 of the Bedfordshire Structure Plan 2011 and Policy T1 of the South Bedfordshire Local Plan Review.

5) In accordance with Environment Agency advice and the requirements of Planning Policy Guidance Note 25 - "Development and Flood Risk", an assessment of Flood Risk and the run-off implications of the proposal should be submitted with the application. No such assessment has been submitted and the site would be at risk of flooding and may increase the risk of flooding to existing property. The proposal is therefore contrary to national guidance in PPG25 and to Policy 3 of the Bedfordshire Structure Plan 2011 and Policies IS3 and IS4 of the South Bedfordshire Local Plan Review.

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