| Conditions or Reasons for Planning Application - CB/22/01705/FULL |
| Conditions or Reasons: | | 1)
The proposed annexe, by virtue of its siting, scale and size and the nature of accommodation provided, wherein a clear connection to the main dwelling does not exist, would not be considered to constitute an annex that would form an ancillary use to the main dwellinghouse. The proposed development is tantamount to the creation of a self-contained independent residential unit that will result in harm to the character and appearance of the site, the conservation area and the surroundings. The proposed development is therefore contrary to Policy SP7, HQ1 and HE3 of the Central Bedfordshire Local Plan (2021), Section 12 of the NPPF (2021) and Section 7 of the Central Bedfordshire Design Guide (2014) |
| 2)
The proposed development represents inappropriate development within the Green Belt, which is, by definition, harmful to the Green Belt. The proposal, by reason of its size, massing and overall design would be harmful to the openness of the green belt. No factors which could amount to very special circumstances to outweigh the harm to the Green Belt have been advanced. The proposal is therefore contrary to Section 13 of the National Planning Policy Framework. |
| 3)
The proposal, when considered within the context of the extensive works which have already been added to the building, would result in unacceptable cumulative harm by virtue of the addition of built-form attached to the curtilage listed building, and would lead to an overdevelopment of the site comprising an unsympathetic and dominating structure that fails to represent the informal character of the site and lacks the due subservience. It would represent an incongruous urbanising addition to be at odds with the character of the site and the surrounding. Accordingly, the proposed scheme fails to have special regard to the desirability of preserving the curtilage listed building, and is therefore contrary to Section 16 (2) of the Planning (Listed Buildings and Conservation Areas) Act 1990. The level of harm caused to the designated heritage asset by the proposal would be less than substantial (NPPF, paragraph 202 applies); however, there are no public benefits to outweigh this level of harm. The proposal is therefore considered to be contrary to policy HE3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide and section 16 of the NPPF. |
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