| Conditions or Reasons: | | 1)
The proposed three-storey block in the north-east corner of the site, containing five flats, would be positioned in close proximity to the site boundaries, including a distance of 2m to the boundary with the garden of the Black Lion public house to the west. The restricted and cramped nature of the site would result in this block being an unsatisfactory form of development, with no communal amenity space, and windows from the flats looking directly or obliquely into the Black Lion pub garden at very close proximity. The failure to provide an east-west vehicular and pedestrian access to the adjacent section of the Land south of the High Street Development Brief area adds to the concern that the proposal would result in a cramped form of development. The proposal is therefore contrary to Policy BE8 of the South Bedfordshire Local Plan Review, January 2004, paragraph 127 in Section 12 of the National Planning Policy Framework, February 2019, and the Land south of the High Street Development Brief, March 2012. |
| 2)
By reason of the height of the proposed development and its proximity to the boundary with the neighbouring dwelling 'Goostrey', the proposal would have an overbearing, dominating and oppressive impact to the occupants of 'Goostrey'. The proposal is therefore contrary to Policy BE8 of the South Bedfordshire Local Plan Review, January 2004, and paragraph 127 in Section 12 of the National Planning Policy Framework, February 2019. |
| 3)
By reason of the proposed development site being adjacent to two existing public houses, the Golden Bell and the Black Lion, the reasonable residential amenities of future occupiers of the proposed flats would be harmed by noise and disturbance from the public houses and their gardens, particularly in the summer months. The proposal is therefore contrary to Policy BE8 of the South Bedfordshire Local Plan Review, January 2004, and paragraph 127 in Section 12 and paragraph 182 in Section 15 of the National Planning Policy Framework, February 2019. |
| 4)
The proposal fails to provide a safe and suitable access to the site, and fails to provide adequate turning areas, resulting in an unacceptable impact on highway safety for future users of the site. It fails to create a place that is safe and secure, which minimises potential conflict between pedestrians, cyclists and vehicles, contrary to paragraphs 108, 109 and 110 in Section 9 of the National Planning Policy Framework, February 2019. |
| 5)
In the absence of a completed legal agreement securing financial contributions or provision of affordable housing, the development would have an unmitigated and unacceptable impact on existing local infrastructure. The development would therefore not amount to sustainable development and would be contrary to Policy H4 of the adopted South Bedfordshire Local Plan Review, January 2004, and paragraph 64 in Section 5 of the National Planning Policy Framework, February 2019. |
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