Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/21/03232/FULL

Conditions or Reasons:

1) There is an off-site veteran Oak tree, located within the rear garden of 3 Manor Close, which is protected by TPO No. 35/2004 and is included in Group G2, which has not been included in the Tree Survey. The Woodland Trust have confirmed that this is recorded in the Ancient Tree Inventory (ATI No. 221200) and that in line with the advice provided by Natural England, there should be an unencroached buffer zone equivalent to 15 times the stem diameter, or 5m beyond the canopy dripline (whatever is greater) of this tree, to ensure appropriate protection from the impacts caused by development. No information has been provided by the applicant in terms of the impact of the proposal on this tree and it is considered that the proposal is likely to result in unacceptable harm to or destruction of this tree, which is the subject of a Tree Preservation Order, contrary to section 16 of the NPPF.

2) The proposed development by reason of its excessive scale, height and siting will appear incongruous and visually intrusive in relation to the character of the low-key streetscene identified along the western side of Westoning Road. This will detract from the characterful sense of enclosure provided by the forward-set traditional terrace housing to the east of Westoning Road, causing unacceptable harm to the northern gateway setting to the Harlington Conservation Area. The development is considered back-land development which appears out of keeping with the grain of development along Westoning Road. The proposal is therefore contrary to policies HQ1, HE3 and HQ8 of the Central Bedfordshire Local Plan and Sections 12 & 16 of the NPPF.

3) The proposed development fails to make adequate provision for off street parking and would lead to an increase in on street parking, resulting in unacceptable traffic congestion and additional hazards to users of the highway. The proposal will also result in the increased use of a substandard access, causing additonal highway safety concerns. Therefore, the proposal does not conform with Para. 111 of the NPPF or Policy T3 of the Central Bedfordshire Local Plan.

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