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Conditions or Reasons for Planning Application - CB/23/01783/FULL
Conditions or Reasons:
1) In the absence of robust justification and evidence of viability, the proposal would be unacceptable in principle as it would result in the reduction in the amount of employment generating town centre space within the Dunstable Town Centre Area and would therefore be in conflict with Policies EMP2 and R1 of the Central Bedfordshire Local Plan (2015-2035).
2) The proposal, by virtue of its single aspect, limited daylight penetration to habitable living areas and the juxtaposition of public space and habitable room windows, would result in a substandard dark and gloomy living environment, with an unacceptable level of privacy. The development would thereby result in an unacceptable living environment for future occupiers of the development which would be contrary to Section 12 of the National Planning Policy Framework (2021) and the CBC Design Guide.
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 Chiltern 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. In the absence of an appropriate mitigation strategy to the satisfaction of the Local Planning Authority, the proposal would 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.
4) The proposed development would make inadequate provision for the storage and parking of cycles and therefore fails to promote sustainable modes of transport. The development is thereby contrary to Policy T3 of the Central Bedfordshire Local Plan (2015-2035) and the principles of the National Planning Policy Framework (2021).


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