| Conditions or Reasons for Planning Application - CB/23/02279/FULL |
| Conditions or Reasons: | | 1)
The proposed development is unacceptable as a matter of principle as it represents inappropriate development in the Green Belt, which is by definition harmful and would cause harm to its openness due to its siting and layout. No material considerations have been identified that clearly outweigh the harm caused to the Green Belt and any other harm. Consequently Very Special Circumstances do not exist and the proposal is contrary to the aims and objectives of Policy SP4 of the Central Bedfordshire Local Plan (2015-2035), Policy T1 of the Totternhoe Neighbourhood Plan (2020-2035) and Section 13 of the National Planning Policy Framework (2023) |
| 2)
The proposed development, by virtue of its siting and layout and the loss of significant trees within the site, would present an inappropriate form of backland development, which would impact on views across the site to the open countryside and reduce the sense of openness and the connection of the site to the wider open countryside, which is integral to the established character of the area and makes a positive contribution to the appearance of the village. The proposal would thereby be harmful to the rural character of the site and surrounding area and the setting of the Cross Keys Public House Listed Building . The proposal is therefore contrary to Policies HQ1, HQ8, EE4, EE5 and HE3 of the Central Bedfordshire Local Plan (2015-2035), Policies T4 and T5 of the Totternhoe Neighbourhood Plan (2020-2035) and Section 12 of the National Planning Policy Framework (2023). |
| 3)
The proposed development would, by virtue of the siting and layout of the proposed development in relation to the unrestricted outdoor seating provision to the public house, create an unacceptable living environment for future occupiers of the development through noise and disturbance generated. The development would thereby be contrary to the aims and objectives of Section 12 of the National Planning Policy Framework (2023) and the need to sure that developments create a high standard of amenity for existing and future users |
| 4)
The proposed development would result in the provision of sensitive residential receptors in close proximity to a public house which would harmfully impact the viability of the public house as a result of the resultant reduction in outdoor seating and the potential for the development to result in complaint generation through noise and disturbance generated. The proposal would thereby be contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2015-2035) and the need to ensure that development does not have an adverse impact on upon existing or permitted uses |
| 5)
The proposed development provides inadequate information pertaining to the ecological impacts of the development and its impact on biodiversity. Subsequently the LPA are unable to assess the ecological impacts of the development in accordance with industry guidelines and standards. The proposal thereby fails to demonstrate that the proposed development has been informed and designed to prevent adverse impacts on habitats of principal importance. The development is thereby contrary to the aims and objections of Policy EE3 of the Central Bedfordshire Local Plan (2015-2035), Policy T8 of the Totternhoe Neighbourhood Plan (2020-2035) and Section 15 of the National Planning Policy Framework (2023). |
| 6)
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 2023 and Policy EE3 of the Central Bedfordshire Local Plan 2015-2035. |
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