| Conditions or Reasons: | | 1)
The proposal, by nature of the coverage of built form and hardstanding within the site, as well as the tight relationship between the dwelling and boundary edges, would result in an unacceptable overdevelopment of the site and contribute to a cramped appearance. As such, the proposal would be harmful to the character and appearance of the plot and would appear at odds with the pattern and grain of development in the surroundings. The proposed development is not therefore a high quality layout and design appropriate to its setting, contrary to policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (2019) and the Central Bedfordshire Design Guide (2014). |
| 2)
The proposal, by virtue of the siting of significant two storey built form along the boundary shared with adjacent neighbour no.54 Drury Lane, would result in an unacceptable overbearing impact, loss of light, and loss of outlook to the first and ground floor windows to the south flank elevation of no. 54. In addition, the proposal, by virtue of its siting forward of the build line of dwelling no. 52, and its siting in close proximity to ground floor windows in the northwest flank of no. 52, would give rise to a harmful overbearing impact and a dominant relationship with no. 52. As such, the proposed development would result in harm to the residential amenities of current and future occupants of these dwellings and would be in conflict with policy HQ1 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide and section 12 of the National Planning Policy Framework (2021). |
| 3)
The rear amenity space of the dwelling proposed, by virtue of its positioning and orientation within the site and in relation to existing dwelling no. 52 Drury Lane, would suffer harmful levels of overlooking from the first floor bedroom windows in the rear elevation of no. 52 Drury Lane. The development, therefore, does not provide adequate living conditions for future residents of the dwelling proposed and is contrary to policy HQ1 of the Central Bedfordshire Design Guide, the Central Bedfordshire Design Guide and 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 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. |
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