| Conditions or Reasons for Planning Application - CB/21/04834/FULL |
| Conditions or Reasons: | | 1)
The proposed development represents a significant urbanising incursion into the open countryside and would be a demonstrable and harmful extension to the village, thereby detracting from its open, undeveloped rural character and countryside setting. The level of harm arising would be significant and lasting and it would fail to reinforce local distinctiveness, relate well to the existing local surroundings nor reflect local character. The proposal is thereby contrary to the objectives of Policies SP7, EE5 and HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023), Policies BE1 and BE2 of the Wrestlingworth and Cockayne Hatley Neighbourhood Plan (2017) and the objectives of the National Planning Policy Framework (2023). |
| 2)
The proposed development would fail to provide suitable access arrangements that would meet the standards set out in the Council's Highway Construction Standards and Specifications Guide (Issue 8), which could lead to harm to users of the public highway. As such the application is contrary to Policy T2 of the Central Bedfordshire Local Plan (2021). |
| 3)
The proposed development would result in conflict with the legal line of a designated Public Right of Way (FPW6) without integrating it suitably within the proposed development or without any prior agreement being achieved to determine an alternative route, thereby failing to retain or enhance the existing footpath. The proposed development would thereby be contrary to Policies T2, EE1 and EE12 of the Central Bedfordshire Local Plan (2021). |
| 4)
The proposed development seeks the unnecessary removal of an established and prominent hedgerow feature along Potton Road without suitable justification for its loss, which would result in a detrimental impact upon the visual amenities of the street scene and a loss of valuable biodiversity. The proposed development would thereby be contrary to Policies EE1, EE2, EE4, EE5 and HQ1 of the Central Bedfordshire Local Plan (2021) and Policies BE2 and NE3 of the Wrestlingworth and Cockayne Hatley Neighbourhood Plan (2017). |
| 5)
Insufficient information has been submitted in respect of flood risk and drainage associated with the proposed development. It is not therefore possible to determine that the proposed development would have an acceptable impact on existing flooding and drainage issues prevalent in the area. The proposals would thereby be contrary to Policies CC3 and CC5 of the Central Bedfordshire Local Plan (2021) and Policies BE2 and W1 of the Wrestlingworth and Cockayne Hatley Neighbourhood Plan (2017) and the objectives of the National Planning Policy Framework (2023). |
| 6)
In the absence of a completed legal agreement securing the provision of affordable housing and self-build / custom build housing and financial contributions to offset the impact of the development upon local infrastructure, the development would have an unmitigated and unacceptable impact on the existing local infrastructure. The development would therefore not amount to sustainable development and would be contrary to the objectives of Policies H4, H6, EE13, HQ2 and HQ3 of the Central Bedfordshire Local Plan (2021) and the National Planning Policy Framework (2023). |
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