Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/22/01057/FULL

Conditions or Reasons:

1) The proposed development would result in the intensification of use of a substandard access which makes no provision for adequate driver/driver intervisibility to the west (eastbound traffic) and will lead to conditions of danger and inconvenience to users of the highway and the property. The proposed development would fail to comply with Policy T2 of the Central Bedfordshire Local Plan (2021).

2) The proposed development would fail to be of a high quality of design, whereby the site would be dominated by parking, the proposed dwellings would fail to provide active surveillance, the fenestration on the front elevations of the proposed dwellings are unbalanced and fail to be sympathetic to the local surroundings, and future occupiers would fail to have adequate living conditions. The development would not respond positively to its context, and there would be less than substantial harm to the Sandy Conservation Area, with public benefits which do not outweigh the harm demonstrated. The proposal would therefore fail to accord with Policies HQ1 and HE3 of the Central Bedfordshire Local Plan (2021) and the provisions of the Central Bedfordshire Design Guide.

3) Insufficient information has been provided to demonstrate that the proposed development would not impact upon the Root Protection Areas of trees which lie outside of the application site boundary, and which are of amenity and ecological value to the surrounding area. The proposed development would therefore fail to comply with Policies EE4 and EE2 of the Central Bedfordshire Local Plan (2021)

4) Insufficient information has been provided to demonstrate that the proposed development would not have adverse impacts on protected species, due to the development impacting upon the likely Root Protection Area of a tree which has been identified of having roosting potential for bats, and that the proposed development would provide biodiversity net gains. The proposal would therefore fail to comply with Policies EE2 and EE3 of the Central Bedfordshire Local Plan (2021).

5) Insufficient information has been submitted to demonstrate that the proposed development has been designed to be resilient to the impacts of climate change, including taking full advantage of opportunities to incorporate renewable energy technologies and achieving the higher water efficiency standard, contrary to Policy CC1 of the Central Bedfordshire Local Plan (2021).

6) Insufficient information has been submitted to demonstrate that the proposed development would not impede surface water flows, that the site is capable of reducing discharge rates and volumes, and that priority has been given to a surface water drainage scheme which incorporates naturalistic solutions. The proposal would therefore be contrary to Policy CC5 of the Central Bedfordshire Local Plan (2021).

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