Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/18/02427/FULL

Conditions or Reasons:

1) The site lies within the South Bedfordshire Green Belt where permission will not be granted except in very special circumstances for development for purposes other than those uses listed in paragraph 145 of the National Planning Policy Framework. The demolition of 3 x agricultural buildings and the erection of 3 x two storey dwellings does not constitute the redevelopment of previously developed land and by reason of their scale and design would have a greater impact on the openness of the Green Belt. No very special circumstances have been established in this case to outweigh the harm to the Green Belt by reason of inappropriateness, by reason of impact on openness, and by reason of harm to the character and appearance of the area. The proposal is therefore contrary to the National Planning Policy Framework (2019), Policy NE12 (part B) of the South Bedfordshire Local Plan and DC2 of the emerging Local Plan.
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2) The proposed replacement dwelling for the 'pool house', by nature of its excessive size in comparison with the original dwelling, would result in a materially larger replacement building in a Green Belt location where restrictive planning policies apply. The proposal would be harmful to the openness of the Green Belt and as such the proposal is contrary to Paragraph 145 of the National Planning Policy Framework (2019), Policy NE12 (part B) of the South Bedfordshire Local Plan and DC2 of the emerging Local Plan.

3) The proposed development is connected to the highway by a 600m long track which is limited in width and construction. The track is also a public footpath and there would be members of the public using this track who will need protecting along the entire track and not just within refuge places every 50m.

The proposed shared private access fails to comply to the authority's standard for a road serving more than 5 properties (ie a carriageway of 4.8m wide and footways or verges of 2.0m on either side). The proposal would be detrimental to the safety and convenience of pedestrian and vehicle traffic and would be contrary to the Council's adopted Design Guide; Policy T2 of the emerging Local Plan and Chapter 9 of the NPPF.

4) The proposal constitutes an unacceptable intrusion of development into the countryside to the detriment of this Area of Great Landscape Value, contrary to the provisions of the NPPF 2019; Policies NE3 and R15 of the South Bedfordshire Local Plan review and policies EE5 and EE6 of the emerging Local Plan.

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