| Conditions or Reasons: | | 1)
The proposed buildings by reason of their siting, form, scale, height, bulk and design together with the associated layout and curtilage treatment of the development results in an over-intensive, cramped and urbanising form of development which is out of keeping with and harmful to the character and appearance of the site and surroundings, including the setting of the Grade II listed building, no. 2 Stratford Road and the wider landscape setting to the east of the site. The proposed development is not therefore considered to be a high quality design and layout and will impact on future occupiers of the development in terms of insufficient private amenity space provision. In addition, a poor relationship is created with nos. 2 and 4 Stratford Road and the overall layout and scale of development results in a harmful impact on the living conditions of those neighbouring properties. The proposed development is therefore contrary to policies CS14, CS15, CS16, DM3, DM4, DM13 and DM14 of the Central Bedfordshire Core Strategy and Development Management Policies (2009), the National Planning Policy Framework (2019) and the Central Bedfordshire Design Guide 2014. |
| 2)
The proposed pedestrian connection to the B1042 is reliant upon third party land and in the absence of this being secured, the proposal fails to provide suitable pedestrian access, detrimental to the safety of future users. The proposal is thereby contrary to Central Bedfordshire Core Strategy and Development Management Policies (2009) policies CS4 and DM3 and the National Planning Policy Framework (2019). |
| 3)
Insufficient affordable housing provision is made to address identified need contrary to Central Bedfordshire Core Strategy and Development Management Policies (2009) policies CS7 and DM10 and the National Planning Policy Framework (2019). |
| 4)
In the absence of a completed legal agreement securing financial contributions to offset infrastructure impact, including education, healthcare, transport, leisure/recreation/sport/amenity/playspace, community halls, libraries and waste and the 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 the objectives of the National Planning Policy Framework (2019), Policies CS2 (Developer Contributions) and CS7 (Affordable Housing) of the Central Bedfordshire Core Strategy and Development Management Policies (2009). |
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