| Conditions or Reasons: | | 1)
The site is in the Green Belt. The proposed development consisting of 20 residential dwellings in the form of live work units is an inappropriate form of development in the Green Belt and therefore, by definition, harmful to the Green Belt. The proposal would fail to preserve the openness of the Green Belt, would fail to check the unrestricted sprawl of a large built-up area, and would fail to safeguard the countryside from encroachment. No factors which could amount to very special circumstances to clearly outweigh the harm to the Green Belt, and additional harm in respect of the lack of an appropriate mix of housing types, the detrimental impact on the character and appearance of the countryside and landscape, including Linslade Wood and the Greensand Ridge Nature Improvement Area, and the adverse affect the integrity of the Chilterns Beechwoods Special Area of Conservation (SAC), are evident. The proposal is therefore contrary to Section 13 (Protecting Green Belt land) of the National Planning Policy Framework (NPPF), July 2021, and Policy SP4 (Development in the Green Belt) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021. |
| 2)
The proposed development is outside the Settlement Envelope of Leighton Linslade and is in open countryside. The proposal for 20 residential dwellings in the form of live work units does not fall in any of the types of development permitted in such a location by Local Plan Policy SP7. The proposal is therefore unacceptable in principle and contrary to Policy SP7 (Windfall Development) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 3)
By reason of a lack of affordable housing units and self-build and custom housing units, the proposal would fail to deliver a mix of housing types to meet identified local need and to encourage sustainable, inclusive and mixed communities. The proposal is therefore contrary to Section 5 (Delivering a sufficient supply of homes) of the National Planning Policy Framework (NPPF), July 2021, and Policies H1 (Housing Mix), H4 (Affordable Housing) and H6 (Self-Build and Custom Housing) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021. |
| 4)
By reason of the location and indicative layout of the proposed development, the proposal would erode the buffer between established residential development and Linslade Wood, a County Wildlife Site. It would have a detrimental impact on the character and appearance of the countryside and landscape, including Linslade Wood and the Greensand Ridge Nature Improvement Area. The proposal is therefore contrary to Section 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (NPPF), July 2021, and Policies EE1 (Green Infrastructure), EE2 (Enhancing Biodiversity), EE3 (Nature Conservation), EE5 (Landscape Character and Value) and EE8 (Greensand Ridge Nature Improvement Area) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 5)
The proposed development would, by reason of its proximity lying within a 12.6km distance of the Ashridge Commons and Woods Site of Special Scientific Interest (SSSI) within the Chilterns Beechwoods Special Area of Conservation (SAC), add to the recreational disturbance in this area, and be likely to harm the integrity of the conservation purposes of the SAC. In the absence of an appropriate strategy to mitigate this harm, the proposal would be contrary to the Habitat Regulations, Section 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (NPPF), July 2021, and Policy EE3 (Nature Conservation) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021. |
| 6)
By reason of a lack of ecological information provided with the application, including an Ecological Appraisal and demonstration that a net gain for biodiversity would be achieved, the impact of the proposal on ecology, including a designated County Wildlife Site - Linslade Wood - cannot be assessed. The proposal is therefore contrary to Section 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (NPPF), July 2021, and Policy EE3 (Nature Conservation) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 7)
The proposal fails to make adequate provision for off street parking and, if permitted, would lead to an increase in on street parking, thereby resulting in additional hazards and inconvenience to users of the highway. Also the proposal fails to demonstrate that appropriate junction and forward visibility in both the horizontal and vertical planes would be available for the prevailing speed of vehicles passing along Stoke Road, with associated potential for danger and inconvenience for users of the site and of the public highway. The proposal is therefore contrary to Section 9 (Promoting sustainable transport) of the National Planning Policy Framework (NPPF), July 2021, and Policies T2 (Highways Safety and Design) and T3 (Parking) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 8)
By reason of a lack of flood and surface water drainage information provided with the application, including provision for Sustainable Drainage Systems (SuDS), the proposal fails to demonstrate that it would not increase flood risk, and fails to demonstrate use of a sustainable approach to manage surface water. The proposal is therefore contrary to Section 14 (Meeting the challenge of climate change, flooding and coastal change) of the National Planning Policy Framework (NPPF), July 2021, and Policies CC3 (Flood Risk Management) and CC5 (Sustainable Drainage) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 9)
In the absence of a completed legal agreement to secure financial contributions to offset infrastructure impact, the proposed development would have an unmitigated and unacceptable impact on existing local infrastructure. The development would therefore not amount to sustainable development, and is contrary to Policies HQ2 (Developer Contributions), HQ3 (Provision for Social and Community Infrastructure) and HQ4 (Indoor Sport and Leisure Facilities) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
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