Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/23/02764/FULL

Conditions or Reasons:

1) By reason of the scale and massing of the proposed dwelling and the siting of the dwelling behind 17 Upton End Road and with no frontage onto the public highway, the proposal would represent a back-land form of development that would be at odds with the existing pattern and grain of development of the surrounding area, whereby the character and appearance of the area would be harmed, contrary to Section 12 of the National Planning Policy Framework (2023), Policy HQ1 and HQ8 of the Central Bedfordshire Local Plan (2021) and the Central Bedfordshire Design Guide.

2) In the absence of results of further survey work recommended by the Preliminary Ecological Assessment to confirm the presence or absence of bats within the existing garage to be demolished and three trees within the site, the Local Planning Authority consider there to be insufficient information provided to ensure that any/all mitigation that may be identified as necessary through further survey work can be delivered within the development. As such, the Local Planning Authority cannot be satisfied that the proposal would have an acceptable ecological impact upon protected species, contrary to Section 15 of the National Planning Policy Framework (2023) and Policy EE3 of the Central Bedfordshire Local Plan (2021).

3) Insufficient information has been provided to demonstrate that the proposed dwelling would be able to achieve a sustainable relationship with existing trees to be retained within the site without causing harm to trees. Additionally, the proposal would involve the removal of a Category A tree, which is of a condition that could not be sufficiently replicated through replacement planting as part of a landscaping scheme. As such, on the basis of the information provided, the Local Planning Authority are not satisfied that the proposal would have an acceptable impact upon trees, contrary to Section 15 of the National Planning Policy Framework (2023) and Policy EE4 of the Central Bedfordshire Local Plan (2021).

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