| Conditions or Reasons for Planning Application - CB/22/04398/OUT |
| Conditions or Reasons: | | 1)
The proposed development represents inappropriate development within the Green Belt, which is, by definition, harmful to the Green Belt, and does not fall within the exception criteria. Policy H5 (rural exception sites) of the Central Bedfordshire Local Plan (2015-2035) relates only to site 'outside of the Green Belt', therefore there is no provision for exception sites within the Green Belt within the Local Plan. The proposal would be detrimental to the openness and visual amenity of the Green Belt, and an encroachment into the countryside. The factors put forward by the applicant are not considered to be very special circumstances and it is considered that they would not outweigh the harm to the Green Belt, and any other identified harm. The proposal is therefore contrary to Section 13 (Protecting Green Belt land) of the National Planning Policy Framework (July 2021) and Policy SP4 of the Central Bedfordshire Local Plan (2015-2035). |
| 2)
The proposed development of the site as illustrated on the indicative Site Plan, would be inappropriate backland development, to which there are no other similar examples within the locality. The development will conflict with the existing grain of development and would cause harm to the character and appearance of the area and Green Belt. The proposal would fundamentally change the character of the area and would be contrary to Section 12 of the National Planniing Policy Framework (2021), Policies SP7, HQ1 and HQ8 of the Central Bedfordshire Local Plan (2015-2035) and the Central Bedfordshire Design Guide. |
| 3)
The proposed development, if permitted, would result in the intensification of use of a substandard access which makes no provision for adequate driver/driver or driver/pedestrian intervisibility and will lead to conditions of danger and inconvenience to users of the highway and the property. The proposed development is thereby contrary to Policy T2 of the Central Bedfordshire Local Plan (2015-2035) and Section 9 of the National Planning Policy Framework (2021). |
| 4)
The proposed development if permitted would alter the existing carriageway with no benefit to users of the public highway, and would reduce the carriageway width resulting in further limited pedestrian access along the road and a reduction of the carriageway width opposite a junction which at certain times of the day is heavily congested with traffic including pedestrians on the carriageway (some of which will be vulnerable), traffic on the wrong side of the road due to parked cars, and traffic emerging from other accesses and will lead to conditions of danger and inconvenience to users of the highway and the property. The proposed development is thereby contrary to Policy T2 of the Central Bedfordshire Local Plan (2015-2035) and Section 9 of the National Planning Policy Framework (2021). |
| 5)
The proposed development fails to make adequate replacement parking provision for off street parking, and if permitted would lead to an increase in on street parking, thereby resulting in further unacceptable traffic congestion and additional hazards to users of the highway. The proposed development is thereby contrary to Policy T3 of the Central Bedfordshire Local Plan (2015-2035). |
| 6)
The proposed development as demonstrated on the indicative site layout plan, presents over-development of the site which, by virtue of the restricted scale of the plot, would result in potential future nuisance and conflict with surrounding established landscape hedgerow and tree boundaries. This would be to the extent that the long-term sustainability and longevity of these landscape features would be undermined by the proposal and the development would be likely to result in a loss to biodiversity. The proposal would thereby be contrary to Policies EE4 and EE2 of the Central Bedfordshire Local Plan (2015-2035) and Section 15 of the National Planning Policy Framework (2021). |
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