| Conditions or Reasons for Planning Application - CB/23/03700/FULL |
| Conditions or Reasons: | | 1)
The application has been submitted under Paragraph 84(e) of the National Planning Policy Framework (2023) as a new isolated home in the countryside. As such it is acknowledged that the proposed dwelling falls outside of a defined settlement limit and is not supported in principle by any policy of the Local Plan (Adopted 2021) contrary to Policy SP7. It is not considered that the design of the proposal is of exceptional quality that it is truly outstanding, it does not reflect the highest standards in architecture as required, and would not help to raise standards of design more generally in the rural area. It would also not significantly enhance its immediate setting, or be sensitive to the defining characteristics of the local area. As such it would be contrary to polices, SP7, HQ1, EE4, EE5 and CC1 of the Adopted Local Plan (July 2021), Northill Neighbourhood plan Policy NP10, the Central Bedfordshire Council Landscape Character Assessment 2015, and the Design Guide for Central Bedfordshire (Adopted 2023). |
| 2)
The applicant has failed to demonstrate that the proposal will not have a negative and irreversible impact on existing trees at the site as no Arboricultural Impact Assessment (AIA) and Method Statement has been submitted in relation to the required tree information. Furthermore, the application has failed to provide an acceptable 15m buffer zone required from ancient woodland, as such there is a lack of information to demonstrate that the development will not have an unacceptable impact on the ancient woodland and the county wildlife site. As such the proposal would be contrary to Policies HQ1, EE3, EE4 of the Adopted Local Plan (July 2021), Policy 11 of the Adopted Northill Neighbourhood Plan (2019), Section 15 of the NPPF (2023) and Natural England & Forestry Commission advice or ancient woodland, ancient trees and veteran trees (January 2022). |
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