| Conditions or Reasons: | | 1)
The proposal would be situated rear of the properties fronting Grange Road. . The proposed dwellings would occupy a siting which does not relate well and cannot be said to complement the existing grain of development within the surrounding area, resulting in an uncharacteristic urbanisation of this rural location, at odds with the pattern and character of development within their surroundings. As such, due to the design, scale, positioning and arrangement, the proposal would be contrary with Policies HQ1 and HQ8 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide and Section 12 of the NPPF. |
| 2)
The proposed part-single storey, part-two storey dwelling (Plot 01) would not respect or reflect the character and setting of the adjacent Listed Building. The proposed dwelling, within its close proximity, due to its design, scale, bulk and mass, is considered to have an overly-dominant impact, resulting in harm to the character and setting of the Listed Building. The identified harm has not been overcome by any public benefits, and as such, this aspect of the proposal would be contrary with Policy HE3 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide and Section 16 of the NPPF. |
| 3)
Due to the significant height and width of the proposed carport along, and within close proximity to, the shared boundary with neighbouring dwellings Nos. 65 and 67 Grange Road; the carport would result in a detrimental overbearing impact on occupants of these neighbouring dwellings, contrary with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide and Section 12 of the NPPF. |
| 4)
The development fails to make adequate provision for replacement off-street parking, specifically for No. 63 Grange Road, and if permitted, would lead to an increase in on-street parking, thereby resulting in unacceptable traffic congestion and additional hazards to users of the highway, contrary with Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments SPD. |
| 5)
The proposal, if permitted, would lead to a development/layout with a substandard access/junction to serve the site, substandard parking layout and manoeuvring for all traffic using the access/site. Moreover, the development would lead to issues of vehicles reversing some distance into the highway and obstructing the public highway, indiscriminate and unworkable parking provision leading to issues of conflict and safety, therefore contrary with Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments SPD. |
| 6)
Insufficient information has been provided as regards a sustainable flood risk and drainage strategy. As such, the proposal is considered to be contrary with Policy CC5 of the Central Bedfordshire Local Plan. |
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