| Conditions or Reasons: | | 1)
The proposal would involve the redevelopment of Previously Developed Land. However, the development proposed - by virtue of its scale, height, and massing, combined with a portion of the development proposed on land devoid of buildings - would result in a form of development which has a greater impact on the openness of the Green Belt than the existing development. The proposal therefore represents inappropriate development in the Green Belt, which is, by definition, harmful to the Green Belt. No factors which could amount to very special circumstances to clearly outweigh the harm to the Green Belt, and other harms to the character and appearance of the area, and to the amenities of future occupants of the dwelling, are evident. The proposal is therefore contrary to policy SP4 of the Central Bedfordshire Local Plan (2021), and Section 13 of the National Planning Policy Framework (2021). |
| 2)
The proposal if permitted would create an access road which due to its alignment, lack of lateral clearance/verge and inadequate turning provision would create a hazard to those occupiers of and visitors to the proposed dwellings. Further, the proposal if permitted would create a highway which due to its width, lack of verge and substandard turning provision does not comply with the authority's guidance and policy. The development is therefore contrary to Section 9 of the NPPF, Policy T10 of the Central Bedfordshire Local Plan and Central Bedfordshire Design Guide August 2023. |
| 3)
The proposal if permitted would promote the use of an access with the public highway which due to its lack of Intervisibility and substandard geometry would cause a danger and hazard to the occupiers and visitors of the proposal and highway users alike. The development is therefore contrary to Section 9 of the NPPF, Policy T10 of the Central Bedfordshire Local Plan and Central Bedfordshire Design Guide August 2023. |
| 4)
The proposed development would, by reason of its proximity lying within a 12.6km distance of the Ashridge Commons and Woods Site of Special Scientific Interest (SSSI) within the Chilterns Beechwoods Special Area of Conservation (SAC), add to the recreational disturbance in this area, and be likely to harm the integrity of the conservation purposes of the SAC. In the absence of an appropriate strategy to mitigate this harm, the proposal would be contrary to the Habitat Regulations, Section 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (NPPF), July 2021, and Policy EE3 (Nature Conservation) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021. |
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