| Conditions or Reasons: | | 1)
The proposal by virtue of its large-scale flat roof design at two storey level, poor window proportions and detailing, and side staircase, would create an unsympathetic design and appearance which would not be in keeping with the visual amenity of the area. The proposal is not therefore considered high quality design conflicting with Policy HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2014) and Section 12 of the National Planning Policy Framework (2021). |
| 2)
The development by virtue of the proposed first floor windows in the north west elevation serving Apartment 1 and the proposed external staircase at first floor level on the south west elevation, would face the private amenity space and garden of No. 203 High Street and would therefore create an unacceptable overlooking impact. As such the proposal would have a detrimental impact upon the privacy of the neighbouring property and would not constitute high quality design contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2014) and Section 12 of the National Planning Policy Framework (2021). |
| 3)
The development by virtue of the proposed car parking and servicing of the retail units to the rear of the building would introduce a source of noise and additional activity to a rear garden area, where a quieter living environment could reasonably be expected, to the detriment of the amenity of the neighbouring and future occupiers. The proposal is therefore contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2014) and Section 12 of the National Planning Policy Framework (2021). |
| 4)
The development by virtue of the proposed flat layouts and restricted internal space, lack of amenity space and lack of information on the noise generated from the existing ground floor retail use and the impact that this would have on the amenity and living conditions of the proposed flat occupants, is considered unacceptable. As such the proposal would not provide high quality living accommodation and is not considered high quality design contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2014) and Section 12 of the National Planning Policy Framework (2021). |
| 5)
The proposed development fails to make adequate provision for off street parking in accordance with the current guidance for the dimensions of parking spaces. This includes the width of parking spaces adjacent to structures, along with parking space 1 being outside of the red line plan. If permitted this would lead to unworkable and ad hoc parking which would affect the manoeuvring of vehicles within the site. This would lead to vehicles, including the retail and residential service/delivery vehicles, having to reverse from the site, along a narrow access with pedestrian traffic into a busy parking and pedestrianised area, at the shop frontage, thereby resulting in conflict and hazards and the detriment of safety, to the users of the site, the shop and the public highway. The proposal is therefore contrary to Policies T2 and T3 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2014) and Section 9 of the National Planning Policy Framework (2021). |
| 6)
Insufficient information has been provided to enable an accurate assessment of the proposal in terms of the manoeuvring of vehicles into/from the site and the turning of vehicles within the site at the delivery area at the rear of the shop and at the car park at the front of the shop (for the exit), to ascertain if the manoeuvres are possible and if there will be conflict between the manoeuvring vehicle and stationary vehicles, structures and/or pedestrianised traffic. This could lead to vehicles reversing at acute angles at the rear car park, and along the narrow access and into the car park entrance, then having to make a tight left turn manoeuvre to enable the vehicle to leave the site at the car park exit, causing conflict and safety issues between pedestrianised traffic and vehicles entering/exiting the site and could lead to vehicles exiting the site at the site entrance causing inconvenience, confusion and conflict to users of the shop and the highway. The proposal is therefore contrary to Policy T2 of the Central Bedfordshire Local Plan (2021) and Section 9 of the National Planning Policy Framework (2021). |
| 7)
The proposed development if permitted would intensify the use of a substandard access in terms of width and would not accommodate the required two-way flow of vehicles which will be using the access and any pedestrianised traffic which may be using the access. This would lead to vehicles, including delivery vehicles, waiting within the public highway and obstructing the free flow of traffic and the entrance to the shop car park, if another vehicle is leaving the site using the side access. This would be in close vicinity to the junction with the High Street and the Mill Street zebra crossing, and would lead to issues of safety to those using the zebra crossing who will not be able to see oncoming traffic, the safety of pedestrians using the access as there is limited pedestrian refuge, and inconvenience and additional hazards to users of the shop, shop car park, Mill Road and the High Street. The proposal is therefore contrary to Policy T2 of the Central Bedfordshire Local Plan (2021) and Section 9 of the National Planning Policy Framework (2021). |
| 8)
Insufficient information has been provided to enable an accurate assessment of the proposal in terms of where the refuse collection point will be located for the residential use, outside of the public highway, manoeuvring areas and visibility splays, to enable collection by waste services without the reversing of vehicles along the access and from the site and without detriment of safety to users of the site and the highway. The proposal is therefore contrary to Policies HQ1 and T2 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide and Section 9 of the National Planning Policy Framework (2021). |
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