| Conditions or Reasons for Planning Application - CB/23/03670/FULL |
| Conditions or Reasons: | | 1)
The proposal would result in a cramped and incongruous development and by reason of its inappropriate design, form, scale and siting would result in a prominent, obtrusive and harmful addition to the street scene that would fail to adequately integrate or respect the visual amenity and existing pattern, character and grain of development in the surrounding area. The proposal is therefore contrary to Policies HQ1 and HQ10 of the Central Bedfordshire Local Plan (2021) and the objectives set out in the Central Bedfordshire Design Guide (2023) and the National Planning Policy Framework (2023). |
| 2)
The proposed development would fail to protect, preserve or enhance the character and setting of the Wrestlingworth Conservation Area and would adversely affect the setting of a Grade II listed building (The Chequers PH) and there are no public benefits arising from the proposed development that would outweigh the degree of harm caused to those designated heritage assets. The proposal is therefore contrary to Policies HQ1 and HE3 of the Central Bedfordshire Local Plan (2021), Policies BE1 and BE2 of the Wrestlingworth and Cockayne Hatley Neighbourhood Plan (2017) and Section 16 of the National Planning Policy Framework (2023). |
| 3)
The layout and design of the proposed development fails to provide a window opening to habitable rooms, which would result in a poor and inadequate level of outlook, leading to an unsatisfactory and oppressive living environment for future occupiers of the proposed dwelling. In addition, the lack of window openings would restrict the daylight penetration serving habitable rooms, resulting in future occupiers of the development having an unacceptable increase in the reliance of artificial energy sources to light the affected rooms. The proposal does not therefore represent a high-quality layout and design and is contrary to policies CC1 and HQ1 of the Central Bedfordshire Local Plan (2021). |
| 4)
The proposal by reason of its cramped and constrained layout and design, would fail to provide a satisfactory standard area of external amenity space to serve the proposed dwelling. Furthermore, the design and layout of the proposed development would fail to contribute positively to creating a sense of place. The proposal would thereby create a poor living environment for future occupiers of the development and would be harmful to the visual amenities of the street scene and to the character and appearance of the surrounding area and does not represent high-quality design. It is therefore contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the Central Bedfordshire Design Guide (2023). |
| 5)
The proposed development would result in conflict with the legal line of a designated Public Right of Way (FPW1) without any prior agreement being achieved to determine an alternative route, thereby failing to retain or enhance the existing footpath. The proposed development would thereby be contrary to Policy T2 of the Central Bedfordshire Local Plan (2021). |
| 6)
Insufficient information has been submitted in respect of flood risk and drainage associated with the proposed development. It is not therefore possible to determine that the proposed development would have an acceptable impact on existing flooding and drainage issues prevalent in the area. The proposals would thereby be contrary to Policies CC3, CC4 and CC5 of the Central Bedfordshire Local Plan (2021) and Policy W1 of the Wrestlingworth and Cockayne Hatley Neighbourhood Plan (2017). |
| 7)
Insufficient information has been submitted in respect of the existing species, size, canopy spread, quality and root protection area of trees on and adjacent to the site. It is not therefore possible to determine the impact of the proposed development on existing trees and provide assurances that the long-term health and visual amenity of those trees would be retained as part of the development. The proposals would thereby be contrary to Policy EE4, HQ1 and HQ10 of the Central Bedfordshire Local Plan (2021). |
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