| Conditions or Reasons for Planning Application - CB/20/04691/FULL |
| Conditions or Reasons: | | 1)
The site is not allocated for development in Central Bedfordshire Local Plan 2015-2035. The proposed development which is in a visually exposed location and in depth, would represent a very significant, demonstrable and harmful encroachment into the open countryside detracting from the undeveloped rural character and appearance of the area. The proposal is contrary to policies SP1, SP2, SP7 and EE5 of the Central Bedfordshire Local Plan 2015-2035 in that the development does not recognise the intrinsic character and beauty of the countryside or have regard to the key characteristics and sensitivities of the site and its landscape setting or contribute positively to the existing character of the village. The development is also contrary to the objectives of the National Planning Policy Framework (2021) which seeks to encourage high quality sustainable development and does not represent a sustainable form of development having regard to the Environmental Objective. |
| 2)
The proposal would not enhance the natural and local environment by providing satisfactory net gains for biodiversity as a result of the proposed layout, due to the proximity of the proposed housing to the western hedgerow; the impact of light spillage disturbing nocturnal species and; the lack of buffer along the western boundary and eastern boundary due to proposed location of car parking spaces and their proximity to existing hedgerow boundaries. As such the proposal is contrary to Policies EE2, EE3 and EE4 of the Central Bedfordshire Local Plan and Section 15 of the National Planning Policy Framework (2021). |
| 3)
The proposal would create a development, which due to its layout and lack of forward visibility at the bend of the proposed access, lack of turning areas with vehicles reversing over a long distance, visitor parking spaces opposite each other in a shared area reducing the pedestrian / vehicle access, parking bays of incorrect width leading to on street parking, and unsatisfactory refuse storage points and access to refuse and cycle stores, would create a hazard to those occupiers of and visitors to the proposed dwellings. As such the proposal would create a development which due to its layout does not comply with the Highway Construction Standards and Specifications Guidance (2019) and is contrary to Policies T2 and T3 of the Central Bedfordshire Local Plan 2015-2035 and Section 9 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, recreation, health, public transport, community halls and the provision of affordable housing and highway mitigation, 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 (2021), Policies HQ2 and H4 of the Central Bedfordshire Local Plan 2015-2035. |
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