| Conditions or Reasons: | | 1)
The vehicular trips arising from the development and all planned development on the network would result in severe residual cumulative impacts on the road network, exceeding its capacity, when taking into account all reasonable future scenarios, modal shift and mitigation, in conflict with Policy T1 of the Central Bedfordshire Local Plan and Chapter 9 of the NPPF. The increased traffic on the road network would cause increased severance of communities, in conflict with Policy T2 of the Central Bedfordshire Local Plan and Chapter 9 of the NPPF. |
| 2)
The development would result in unacceptable impacts on Flitwick Wood Ancient Woodland, County Wildlife Site and Local Nature Reserve through increased recreational pressures. Sufficient mitigation measures to compensate for the impacts of the additional visitor pressure generated by the development to avoid deterioration of an irreplaceable habitat, whilst preserving visual amenity for visitors to the woodland and Greensand Ridge has not been demonstrated, in conflict with Policies EE3, EE4 and EE8 of the Central Bedfordshire Local Plan and Chapters 2, 8 and 15 of the NPPF. |
| 3)
The development is located adjacent to the Green Belt and within the Greensand Ridge and a landscape with perceptual value with openness as the key characteristic. The development of the site would reduce the openness of the views reducing the amenity value in terms of tranquillity and perception of being in the countryside, in conflict with Policies EE5 and EE8 of the Central Bedfordshire Local Plan and the NPPF. |
| 4)
In the absence of a completed legal agreement the development would fail to meet the needs arising from the development and would have an unmitigated and unacceptable impact on existing local infrastructure, waste services, unmitigated highway impacts, and unmitigated impacts on Flitwick Wood, the development would fail to promote sustainable modes of transport and fail to deliver access/ enhancement to the rights of way network. In addition, the development would also fail to provide affordable housing, custom build housing and appropriate arrangements for open space provision (including children's play provision and street furniture), future footpath/cycleway connections, biodiversity net gains (including maintenance and monitoring) as well as management and maintenance for public open spaces (including play equipment, street furniture, bin collections, and ecological enhancements). As well as the absence of suitable S106 monitoring fees. The development would therefore not amount to sustainable development and would be contrary to policies H1, H4, H6, T1, T4, EE1, EE2, EE3, EE4, EE5, EE8, EE12, EE13, HQ1, HQ2, HQ3, and HQ4 of the Central Bedfordshire Local Plan (2021) and the objectives of the National Planning Policy Framework. |
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