Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/22/04035/FULL

Conditions or Reasons:

1) In the absence of robust justification and evidence of viability, the proposal would be unacceptable in principle as it would result in the loss of an employment generating town centre use within the Dunstable Town Centre Area and would therefore be in conflict with Policies EMP2 and R1 of the Central Bedfordshire Local Plan (2015-2035).

2) The proposed development would result in the loss of a shop front within a retail street frontage and would introduce a non-conforming residential use. Further, the proposal would incorporate the provision of recessed balconies directly onto the street frontage. The development would therefore present an unsympathetic and incongruous addition to the street scene that would be visually intrusive and have a detrimental impact on the character and appearance of the existing building and surrounding area. The proposal would result in less than substantial harm to designated heritage assets which would not be outweighed by identifiable public benefits. The proposal is therefore contrary to the aims and objectives of Section 12 and 16 of the National Planning Policy Framework (2021) and Policies; HQ1 and HE3 of the Central Bedfordshire Local Plan (2015-2035)

3) The proposal, by virtue of its single aspect and limited daylight penetration to habitable living areas would result in a substandard dark and gloomy living environment. Furthermore the juxtaposition of the proposed residential use within a parade of unrestricted town centre uses would be likely to result in undue levels of noise and disturbance from nearby uses. The development would thereby result in an unacceptable living environment for future occupiers of the development which would be contrary to Section 12 of the National Planning Policy Framework (2021)

4) The Council considers that the proposed development would, by reason of its proximity, lying within a 12.6k metre linear distance of the Ashridge Commons and Woods Site of Special Scientific Interest within the Chiltern Beechwoods Special Area of Conservation, add to the recreational disturbance in this area, likely to harm the integrity of the conservation purposes of the Chiltern Beechwoods Special Area of Conservation. In the absence of an appropriate mitigation strategy to the satisfaction of the Local Planning Authority, the proposal would be contrary to the Habitat Regulations and paragraphs 180 and 181 of the National Planning Policy Framework (2021) and Policy EE3 of the Central Bedfordshire Local Plan 2015-2035.

5) The proposed development would make inadequate provision for the storage and parking of cycles and therefore fails to promote sustainable modes of transport. The development is thereby contrary to Policy T3 of the Central Bedfordshire Local Plan (2015-2035) and the principles of the National Planning Policy Framework (2021).

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