| Conditions or Reasons for Planning Application - CB/23/02409/FULL |
| Conditions or Reasons: | | 1)
The proposed development forms "highly vulnerable" development as defined by "Annex 3 of the National Planning Policy Framework (NPPF): Flood risk vulnerability classification". The site is located within an area subject to Surface Water Flood Risk. No site-specific flood risk assessment and surface water drainage strategy has been submitted, and no sequential test has been undertaken to demonstrate there are no other reasonably available sites appropriate for the proposed development in areas with a lower risk of flooding. Inappropriate development in areas of at risk of flooding should be avoided by directing development away from such areas at highest risk, and the proposed development has not been demonstrated to be either necessary in such an area, or that the development can be made safe for its lifetime without increasing flood risk elsewhere. Therefore the development is not considered to be sustainable economically, socially and environmentally, in conflict with Chapters 2 and 14 of the National Planning Policy Framework, the coastal change section of the Planning Practice Guide, Policies CC3 and CC5 of the Central Bedfordshire Local Plan, and Policy ARL10 of the Arlesey Neighbourhood Plan. |
| 2)
In the absence of information requirements relating to biodiversity as well as reports presenting the findings of an Ecological Appraisal (and if necessary further surveys), the application is accompanied by insufficient information to demonstrate prior to determination whether: a biodiversity net gain is capable of being achieved; and whether any identified impact on protected species or habitats can be adequately avoided, mitigated or compensated in conflict with Policies EE2, and EE3, of the Central Bedfordshire Local Plan and Section 15 of the National Planning Policy Framework. |
| 3)
The proposed development would result in intensification in use of an access at a point where visibility is substandard and would lead to danger and inconvenience to people using it and to highway users in general, in conflict with Policy T2 of the Central Bedfordshire Local Plan, Policy ARL2 of the Arlesey Neighbourhood Plan and Chapters 2 and 9 of the NPPF. |
| 4)
Insufficient information has been provided by the applicant to enable an accurate assessment to be made of the highway safety/traffic impact implications of the development. The applicant has not provided tracking to demonstrate that two way traffic flow can be safely accommodated at the existing access point including towed touring caravans, in conflict with Policy T2 of the Central Bedfordshire Local Plan, Policy ARL2 of the Arlesey Neighbourhood Plan and Chapters 2 and 9 of the NPPF. |
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