| Conditions or Reasons for Planning Application - CB/23/01760/FULL |
| Conditions or Reasons: | | 1)
The proposal, by nature of the subdivision of the existing residential garden of no. 58 Bullpond Lane, the coverage of built form and hardstanding within the site, as well as the tight relationship between the new 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 (2021) and the Central Bedfordshire Design Guide (2014). |
| 2)
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. 58 Bullpond Lane, would suffer harmful levels of overlooking from the first floor bedroom window in the rear elevation of no. 58 Bullpond Lane. The development, therefore, would 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). |
| 3)
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. The applicant has not provided an appropriate mitigation strategy to prevent a likely significant effect upon the integrity of the Chiltern Beechwoods Special Area of Conservation. In the absence of a legal obligation to secure an appropriate mitigation strategy to the satisfaction of the Local Planning Authority, 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 (2021). |
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