| Conditions or Reasons for Planning Application - CB/21/04142/OUT |
| Conditions or Reasons: | | 1)
The proposed vehicular access into the site is substandard in its design and geometry and in the absence of any details relating to existing and proposed site levels, it fails to demonstrate that it can be delivered in accordance with the Council's 'Highway Construction Standards & Specifications Guidance'. Furthermore, the plans fail to demonstrate that appropriate visibility can be achieved to the wider highway. The proposed development therefore fails to demonstrate that a safe and acceptable means of vehicular access to the site can be achieved, to the detriment of highway safety and conflict with other road users. It would therefore be contrary to Policies EMP4 and T2 of the CBLP and the objectives of the NPPF. |
| 2)
In the absence of safe and convenient pedestrian links between the site and nearby neighbouring settlements, together with poor and limited access to public transport, it is considered that the site is located in an unsustainable location, which will result in future patrons of the development having an over-reliance on private vehicles to access the site and surrounding services, amenities and attractions and thus worsening the current situation. The development is therefore contrary to Policies SP7, EMP4, T2 and HQ1 of the Central Bedfordshire Local Plan and the principles of sustainable development as set out in the National Planning Policy Framework. |
| 3)
The application fails to provide an adequate level of information to demonstrate that the proposed development would have an acceptable impact on existing ecological features existing on the site, including required surveys relating to Bat Roosts, and the character and value of a designated County Wildlife Site. The application also fails to provide any information to demonstrate how the proposed development would achieve a net gain in biodiversity across the site. The proposed development is therefore contrary to Policies EMP4, EE2, EE3 and EE4 of the Central Bedfordshire Local Plan and the National Planning Policy Framework. |
| 4)
The application fails to provide an adequate level of information to demonstrate that the proposed development would have an acceptable impact on flooding and drainage on both the application site itself and on neighbouring sites connected to it by the existing drainage network. The proposed development is therefore contrary to Policies EMP4, CC3, CC4, CC5 and CC7 of the Central Bedfordshire Local Plan and the National Planning Policy Framework. |
| 5)
The proposals represent an overdevelopment of the site that would result in a prominent, disproportionate and harmful addition to the existing building that would fail to relate well with the surroundings. In addition, the cumulative impact of the proposed built development and removal of significant existing landscape features would fail to adequately integrate or respect the existing character of the natural and built environment in the surrounding area and result in a damaging and lasting urbanising impact upon the site. The proposal is therefore contrary to Policies EMP3, EE3, EE4, EE5 and HQ1 of the Central Bedfordshire Local Plan and the National Planning Policy Framework. |
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