| Conditions or Reasons for Planning Application - CB/23/03684/OUT |
| Conditions or Reasons: | | 1)
The proposal would involve the redevelopment of Previously Developed Land. However, the development proposed - by virtue of its scale, height, and massing - when compared to the existing single storey structures on site - would result in a form of development which has a greater impact on the openness of the Green Belt than the existing development. The proposal therefore represents inappropriate development in the Green Belt, which is, by definition, harmful to the Green Belt. No factors which could amount to very special circumstances to clearly outweigh the harm to the Green Belt, and other harms to the character and appearance of the area, are evident. The proposal is therefore contrary to policy SP4 of the Central Bedfordshire Local Plan (2021), and Section 13 of the National Planning Policy Framework (2023). |
| 2)
The proposal, by nature of the subdivision of the existing plot and the resultant coverage of built form and hardstanding within the site would create a tight relationship between the proposed dwelling, the existing dwelling and boundary edges. As a result, the proposal would give rise to an unacceptable overdevelopment of the site and contribute to a cramped and contrived appearance. As such, the proposal would be harmful to the character and appearance of the plot and would appear at odds with the pattern and grain of development in the surroundings. The proposed development is not therefore a high quality layout and design appropriate to its setting, contrary to policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (2023) and the Central Bedfordshire Design Guide (2023). |
| 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 Chilterns 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 any mitigation measures provided to compensate for the additional residential development and the increased recreational pressure which would result, it has not been demonstrated that the development proposal would avoid an adverse effect on the integrity of the SAC. The proposal would therefore be contrary to the Habitat Regulations and paragraphs 186 and 187 of the National Planning Policy Framework 2023 and policy EE3 of the Central Bedfordshire Local Plan (2021). |
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