| Conditions or Reasons: | | 1)
The reserved matters details submitted in relation to the layout, including buffer provision, and housing mix, does not accord with the requirements of the parameter plan, conditions, and s106 agreement required by the Outline Planning Permission. The development layout fails to include the provision of not less than fourteen (14) units of mainstream housing and nine (9) units of housing with support or housing with care (or a hybrid of both) for older people, or not less than twenty-three (23) units of mainstream housing suitable for older people in conflict with condition 13 of the Outline Planning Permission. The development layout proposed does not provide a minimum of 30% affordable housing and does not provide an appropriate affordable housing mix in conflict with the SHMA, and policies H1 and H4 of the Central Bedfordshire Local Plan (2021) and the s.106 agreed with the Outline Planning Permission. |
| 2)
The proposal would, by reason of the unsatisfactory layout, design, external appearance and materials of construction of the proposed dwellings, result in a poor quality development which would appear incongruous in relation to adjacent development parcels, and the wider landscape as read against the Ouzel Brook Green Corridor. The proposal does therefore not represent a high quality of urban design incorporating a sense of place and local distinctiveness, that respects the landscape setting of the locality. Due to the constrained nature of the proposal, partly resulting from a layout which has retained existing dwellings on site, the proposal also fails to provide a high standard of amenity and living conditions for current and future occupants. The proposal is thereby contrary to policies HQ1 and H2 of the Central Bedfordshire Local Plan (2021), section 12 of the National Planning Policy Framework; and supplements 1 and 5 of the Central Bedfordshire Design Guide. |
| 3)
The proposal would result in harm to the Scheduled Ancient Monument Thorn Spring moated site and associated woodbanks through changes to its setting. The level of harm would be 'less than substantial harm'. However, in accordance with paragraph 202 of the NPPF, this harm is not considered to be outweighed by public benefit due to the proposed development's poor quality layout and design which fails to respect the surrounding area or reinforce local distinctiveness. As such the development is considered to be in conflict with policy HE1 of the Central Bedfordshire Local Plan and section 16 of the NPPF. |
| 4)
The proposed development results in a substantial increase of hard surfacing and built form and has not been supported by sufficient information to demonstrate that surface water runoff resultant from the development can be adequately managed. The proposed development is therefore in conflict with policy CC5 of the Central Bedfordshire Local Plan (2021), the adopted Central Bedfordshire Sustainable Drainage Guidance, and section 14 of the NPPF. |
| 5)
The development layout would necessitate the removal of substantial natural landscaping along the northern, eastern and western boundaries, and, due to its poor spatial separation from strategically important trees and hedging along the western and northern boundaries of the site, would create an unsustainable relationship with these existing landscape elements, to the detriment of their health and natural canopy spread. As such, the proposed layout would fail to successfully incorporate and enhance existing treed buffers, resulting in profound detriment to these existing landscape features which make a positive contribution to the visual amenities of the area and would be in conflict with policy EE4 of the Central Bedfordshire Local Plan (2021) and section 15 of the NPPF. |
| 6)
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 Chilterns 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. A Strategic Solution to ensure that adequate mitigation is provided for new housing development within this 12.6km area has yet to be adopted. As such, in the absence of an adopted (or interim) mitigation strategy, and based on the evidence submitted, it has not been demonstrated that the development proposal would avoid an adverse effect on the integrity of the SAC. The proposal would therefore 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. |
| 7)
The proposal, if permitted, would create an access road which, due to its alignment, lack of pedestrian provision and lack of lateral traffic calming features would create a hazard to those occupiers of and visitors to the proposed dwellings, in conflict with the Council's guidance and policy regarding highways safety and design. In addition, the proposal would create an access road which, due to its inadequate turning provision, would create a hazard to those occupiers and visitors to the proposed dwellings. As such, the proposal would be in conflict with policy T2 of the Central Bedfordshire Local Plan (2021, the Highway Construction Standards & Specifications Guidance, and section 9 of the NPPF. |
| 8)
The proposed development would make inadequate provision for the storage and parking of cycles to plots 21-24 and 34-37 and therefore fails to promote sustainable modes of transport contrary to policy T2 of the Central Bedfordshire Local Plan (2021), and the Central Bedfordshire Cycle Parking Annex of the Local Transport Plan. |
| 9)
The proposed development fails to provide turning areas which are suitable for a light goods vehicle and, as a result, would lead to service/delivery vehicles having to manoeuvre from or to the proposed roads in reverse gear leading to additional hazards for highway users. As such, the proposal would be in conflict with policy T2 of the Central Bedfordshire Local Plan (2021), the Highway Construction Standards & Specifications Guidance and section 9 of the NPPF. |
| 10)
The proposed development would make inadequate provision for visitor car parking and would lead to an increase in on-street parking thereby resulting in unacceptable traffic congestion and additional hazards for highway users and the local residents. The proposed development also makes inadequate provision for the storage of refuse or for the collection of refuse and as a result would lead to congestion and a hazard within the site as well as the public highway. Further, such an under provision may lead to refuse being stored in and on the cycle storage/parking areas hence reducing that provision. As such, the development would be in conflict with policies T2 and T3 of the Central Bedfordshire Local Plan (2021), the car parking standards set out in the Central Bedfordshire Council's Design Guide and Parking Strategy, and section 9 of the NPPF. |
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