| Conditions or Reasons: | | 1)
The proposed development lies beyond defined settlement envelopes in conflict with Policy SP7 of the Central Bedfordshire Local Plan, forming development within the open countryside that conflicts with the Development Strategy for the area and that would, by virtue of its siting, pattern, grain and scale, result in harm to the rural character and appearance of the site and the area through the urbanisation of the countryside and the poor relationship between the site and the built up area of Ickwell. The development is contrary to policies SP7, HQ1, EE5 and EE8 of the Central Bedfordshire Local Plan (2021), Policy NP6 of the Northill Parish Neighbourhood Plan, the Central Bedfordshire Design Guide (2014), Central Bedfordshire Landscape Character Assessment, the National Design Guide and the National Planning Policy Framework (2021). |
| 2)
The proposed development is sited outside settlement envelopes within the open countryside and adjacent to the small village of Ickwell. Due to the scale and location of the development which conflicts with the development strategy of the area and lack of services and facilities within the village, together with poor and limited access to public transport the site is considered to be located in an unsustainable location, which will result in over-reliance on private vehicles and fails to promote sustainable modes of travel. The development is therefore contrary to Policies SP7, HQ1 and T1 of the Central Bedfordshire Local Plan and the principles of sustainable development in the National Planning Policy Framework (2021). |
| 3)
In the absence of a report presenting the findings of an archaeological field evaluation consisting of a Geophysical Survey and trial trenching, insufficient information has been provided to understand the likely significance of potential heritage assets with archaeological interest that may be affected prior to the determination of the application, nor the potential impact on their significance so as to allow consideration of potential impacts, including whether exceptional circumstances could be demonstrated, or to assess the public benefits of any proposal against any harm to the significance of the historic asset. The proposal has failed to allow for the sufficient understanding of any potential impact on the significance of any heritage assets with archaeological interest at the site prior to determination, in conflict with Policy HE1 of the Central Bedfordshire Local Plan (2022) and Chapter 16 of the National Planning Policy Framework (2021). |
| 4)
In the absence of a completed legal agreement to secure off site drainage infrastructure to enable discharge of surface water to a IDB ditch, as well as the maintenance and management of that infrastructure, the only other available option for surface water drainage discharge would be via connection to the Foul drainage network which does not have sufficient existing capacity to receive all surface water and foul flows from the development. No detail has been provided to demonstrate that the foul drainage network capacity could be increased to cater for all surface water and foul flows and whether such capacity could be created in time to serve the development to ensure that the environment and the amenity of local residents are not adversely affected, and off site flood risk would not be increased as a result of the development. The development is in conflict with Policies CC3, CC5 and CC6 of the Central Bedfordshire Local Plan, Policy NP8 of the Northill Parish Neighbourhood Plan and the National Planning Policy Framework (2021). |
| 5)
In the absence of a completed legal agreement securing financial contributions to offset infrastructure impact, including education, healthcare, community halls, children's equipped play facilities, outdoor sports and waste, whereby the development would have an unmitigated and unacceptable impact on existing local infrastructure. In addition the development would also fail to provide affordable housing, secure off site right of way connections 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, HQ3, H4, EE12 and EE13 of the Central Bedfordshire Local Plan (2021) and the objectives of the National Planning Policy Framework (2021). |
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