| 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, combined with its more centralised and prominent positioning which encroaches into undeveloped areas within the 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 proposed development would introduce new built form and associated residential paraphernalia into existing open, undeveloped areas of the site, in a more prominent and conspicuous location than the buildings currently in situ. The proposal would also involve significant engineering works to achieve the levelling of the site and the creation of the new access and parking areas which would further contribute to the development's urbanised appearance. As such, the development, due to its scale, layout and positioning, would be harmful to the landscape and visual amenities of the countryside location. The proposal would therefore not be considered to be of high quality design which reinforces local distinctiveness, nor would it be sensitive to the key characteristics of the site and surrounding area, and would be considered to be in conflict with policies HQ1 and EE5 of the Central Bedfordshire Local Plan as well as sections 12 and 15 of the NPPF (2023). |
| 3)
The proposed development would, by reason of its proximity lying within a 12.6km distance of the Ashridge Commons and Woods Site of Special Scientific Interest (SSSI) within the Chilterns Beechwoods Special Area of Conservation (SAC), add to the recreational disturbance in this area, and be likely to harm the integrity of the conservation purposes of the SAC. In the absence of an appropriate strategy to mitigate this harm, the proposal would be contrary to the Habitat Regulations, Section 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework 2023 (NPPF), and Policy EE3 (Nature Conservation) of the Central Bedfordshire Local Plan (2021). |
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