| Conditions or Reasons for Planning Application - CB/17/02411/OUT |
| Conditions or Reasons: | | 1)
The proposed development represents inappropriate development within the Green Belt, which is, by definition, harmful to the Green Belt. The proposal would be detrimental to the openness and visual amenity of the Green Belt, and an encroachment into the countryside. No factors which could amount to very special circumstances to outweigh the harm to the Green Belt, and other harm, are evident. The proposal is therefore contrary to Section 9 (Protecting Green Belt land) of the National Planning Policy Framework (NPPF), March 2012. |
| 2)
The proposed development would be prominently positioned on rising land and would be visually intrusive and harmful to the conservation and enhancement of the Chiltern Hills Area of Outstanding Natural Beauty (AONB) and an Area of Great Landscape Value (AGLV), which includes woodlands and tranquil areas, intrinsic to the character of the countryside around Studham. The proposal is therefore contrary to Policy NE3 of the South Bedfordshire Local Plan Review, in that it would adversely affect landscape character and setting, and the Achieving Sustainable Development Section and Section 11 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (NPPF), March 2012. |
| 3)
The proposed development would present a strong risk of damage to trees both within and on the boundaries of the site needed to integrate the proposal into the surrounding rural landscape. The proposal is therefore contrary to Policy BE8 of the South Bedfordshire Local Plan Review which requires any natural features which are an attractive aspect of the site to be protected and conserved. |
| 4)
The layout of the proposed remodelled dwelling at No. 106 Dunstable Road includes a bedroom (No. 5) at the rear of the lower floor without any windows. The lack of light, outlook and ventilation would present sub-standard internal living accommodation and therefore future occupants would have an unacceptable level of residential amenity. The proposal is contrary to Policy BE8 of the South Bedfordshire Local Plan Review which requires development to not have an unacceptable adverse effect upon residential amenity. |
| 5)
The proposed development would result in an intensification of use of an existing access at a point where visibility is substandard and would lead to danger and inconvenience to people using it and to highway users in general. The proposal is therefore contrary to Section 4 (Promoting sustainable transport) of the National Planning Policy Framework (NPPF), March 2012 which requires that safe and suitable access to the site can be achieved for all people. |
| 6)
There is inadequate provision for a satisfactory turning space within the site for refuse collection vehicles and fire appliances. The resultant reversing of vehicles onto or off the highway or private driveways would lead to conditions of danger and inconvenience to other highway users and/or local residents. The proposed layout fails to comply with the residential road layout standards set out in Central Bedfordshire Council's Design Guide Supplement 10 - Movement and Streets, and as such would result in an unsatisfactory form of development. The proposal is therefore contrary to Section 4 (Promoting sustainable transport) of the National Planning Policy Framework (NPPF), March 2012 which requires that safe and suitable access to the site can be achieved for all people. |
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