| Conditions or Reasons for Planning Application - CB/14/01887/OUT |
| Conditions or Reasons: | | 1)
The site lies within the South Bedfordshire Green Belt, where certain forms of development are not regarded as inappropriate provided they preserve the openness of the Green Belt and do not conflict with the purposes of including land in the Green Belt such as those listed in paragraphs 89 and 90 of the National Planning Policy Framework, including the redevelopment of previously developed land. This national advice is clear that inappropriate development is harmful to the Green Belt and very special circumstances to justify such development will not exist unless the potential harm to the Green Belt by reason of inappropriateness and any other harm is clearly outweighed by other considerations. The proposed development is inappropriate development by reason of the spread of buildings across the site including to previously undeveloped areas and the associated significant felling of trees within a protected woodland. The change of character to the area would result in a materially adverse impact on the openness and visual amenities of the Green Belt by reason of the spread of buildings across the site. No very special circumstances have been established in this case such as would outweigh the harm to the Green Belt. The proposed development is therefore contrary to Policy SD1 of the South Bedfordshire Local Plan Review, Policies 36 and 50 of the emerging Development Strategy for Central Bedfordshire and national advice contained within the National Planning Policy Framework. |
| 2)
The proposed development, by reason of encroachment into a protected woodland on the site, would result in the loss of trees and the pressure for further works to the trees from future occupiers of the dwellings by reason of over shadowing and which would have a harmful impact on the health and appearance of the trees, to the detriment of the visual amenity and landscape character of the Area of Great Landscape Value and the Chilterns Area of Outstanding Natural Beauty. The proposal is therefore contrary to the National Planning Policy Framework, to Policies NE3 and BE8 of the South Bedfordshire Local Plan Review and Policies 50, 58 & 59 of the emerging Development Strategy for Central Bedfordshire. |
| 3)
In line with South Bedfordshire Local Plan Review Policy E2, Policy 8 of the emerging Development Strategy for Central Bedfordshire and national guidance contained within the National Planning Policy Framework, the Council seeks to maintain an appropriate portfolio of employment land within Central Bedfordshire. The redevelopment of the site for residential purposes would result in the loss of an active industrial unit and it has not been adequately shown that there is no viable prospect of the site delivering an alternative B Class use or alternative employment use, including through redevelopment. The proposal is therefore contrary to Policy E2 of the South Bedfordshire Local Plan Review, Policy 8 of the emerging Development Strategy for Central Bedfordshire and national guidance contained within the National Planning Policy Framework. |
| 4)
The application contains insufficient information for the Council to make a judgement on the extent of the contaminated land and the associated likely potential impact of land contamination remediation methods upon the additional loss of protected trees and consequent further impact on the visual amenities and character of the area. The development would therefore be contrary to Policies NE3 and BE8 of the South Bedfordshire Local Plan Review and Policies 44, 50, 58 and 59 of the emerging Development Strategy for Central Bedfordshire and national advice within the National Planning Policy Framework. |
| 5)
In the absence of an appropriate signed Unilateral Undertaking, the application has not demonstrated that the proposed development would make sufficient provision for financial contribution towards community infrastructure and affordable housing contrary to Policies 19 and 34 of the emerging Development Strategy, the Central Bedfordshire Planning Obligations Strategy and the National Planning Policy Framework. |
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