| Conditions or Reasons: | | 1)
The proposed development lies beyond defined settlement envelopes in conflict with Policy SP7 of the Central Bedfordshire Local Plan and would result in the permanent and irreversible loss of open countryside, harm to important landscape features with ecological, historical and visual value. The development would harm the parkland and verdant character of the site which forms part of a valued landscape of historical significance and has a strong sense of identity that positively contributes to the settlement character and identity of Blunham, the harm to which conflicts with the Landscape Strategy for this Landscape Character Area, and would cause harm to the character and appearance of the area. The development would conflict with Policies SP7, HQ1, EE4 and EE5 of the Central Bedfordshire Local Plan, the Blunham Conservation Area Appraisal, the Central Bedfordshire Landscape Character Assessment and the National Planning Policy Framework (2021). |
| 2)
The proposed development will cause less than substantial harm the significance of the Blunham Conservation Area and the setting of the Grade II Listed Building "Blunham Court & Blunham House". The development would result in the permanent loss of a verdant historical parkland, identified as Important Open Space in the Conservation Area, that positively contributes to the character and significance of the Blunham Conservation Area and the setting of the Grade II Listed Building "Blunham Court & Blunham House", replacing this with a sense of enclosure generated by built form, by the introduction of infrastructure including the access roads and lighting. Overall, there would be a significant loss of openness and tranquillity elements of importance to the character of the space and wider conservation area and the setting of the listed building. The development would also erode the sense of place and clear hierarchy within the built form in the village. The public benefits of the development would not outweigh the less than substantial harm identified to both designated heritage assets, and would thereby be contrary to Policy HE3 of the Central Bedfordshire Local Plan, Blunham Conservation Area Appraisal, Central Bedfordshire Landscape Character Assessment and the National Planning Policy Framework (2021). |
| 3)
The submitted Ecological Report identifies the site features potential for bat activity and/or roosting potential, as well as habitat for reptiles. In the absence of further Reptile and Bat surveys it is considered that the application contains insufficient information to demonstrate that the proposal would not have an unacceptable impact on protected species, habitats or ecosystems, or that the development would be able to provide a net gain in biodiversity. As such the proposal is contrary to Policies EE2 and EE3 of the Central Bedfordshire Local Plan and Section 15 of the National Planning Policy Framework (2021). |
| 4)
In the absence of a completed legal agreement securing financial contributions to offset infrastructure impact, including education, healthcare, rights of way, community halls and waste, the development would have an unmitigated and unacceptable impact on existing local infrastructure. In addition the development would also fail to provide affordable housing and appropriate arrangements for open space provision as well as management and maintenance. The development would therefore not amount to sustainable development and would be contrary to policies HQ2, H4, EE13 of the Central Bedfordshire Local Plan (2021) and the objectives of the National Planning Policy Framework (2021), |
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