| Conditions or Reasons: | | 1)
The aspect of the proposal relating to the extensions of the stable building would fall within the exception to inappropriate development within paragraph 154(c) of the Framework. However, the change of use to residential, and the associated introduction of domestic paraphernalia, would result in harm to the openness of the Green Belt. The proposed new access road with passing bays also does not fall within any of the listed exceptions to inappropriate development within the Green Belt since it encroaches into undeveloped areas within the site, resulting in a loss of openness and conflict with one of the 5 purposes of the Green Belt (safeguarding the countryside from encroachment - paragraph 143(c)). 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, to designated heritage assets, to protected species and to highway safety 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, by virtue of unsatisfactory layout and design and the introduction new residential use with resultant domestic paraphernalia would result in an urbanised form of development which is out of character with the rural surrounds and would be harmful to the landscape character and settlement pattern of Sewell. The proposal would also involve engineering works and the removal of category B trees to achieve a new access road and passing bays located on undeveloped land which would further contribute to the development's urbanised appearance. 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 will push residential form, and its associated visible domestic paraphernalia, way beyond the existing, distinctively unchanged and historic, settlement and land use pattern of Sewell hamlet, and will thereby harmfully impact upon the historic character of the manor site within it, which provides both context and setting to its two intimately associated listed buildings. The identified public benefits are not considered to outweigh the harm in respect of impact upon the Listed Buildings and Conservation Area. The proposed building conversion is therefore considered to conflict with policy HE3 of the Central Bedfordshire Local Plan, section 16 of the National Planning Policy Framework and fails to meet the 'Statutory Tests' set out in s.66(1) and s. 72(1) of the Planning (Listed Building and Conservation) Act 1990 as amended. |
| 4)
The proposed development has not been supported by accurate and up-to-date ecological information to indicate potential protected species interest within the site and to enable an assessment of the potential impact of the development on such species in accordance with industry guidelines and standards. The proposal thereby fails to demonstrate that the proposed development has been informed and designed to prevent adverse impacts on protected species. The development is thereby contrary to the aims and objections of Policy EE3 of the Central Bedfordshire Local Plan and Section 15 of the NPPF. |
| 5)
The proposed development, if permitted, would result in an inadequate internal road layout with limited visibility, narrow road widths, and a lack of pedestrian or cycle provision, leading to the potential for conflict between highway users to the detriment of highway safety. The proposal is therefore in conflict with policy T2 of the Central Bedfordshire Local Plan and section 9 of the NPPF. |
| 6)
The development site lies within 20 metres of a watercourse and has not been submitted with a site specific flood risk assessment, nor would the developed area retain a minimum 9 metre wide undeveloped buffer strip for access, maintenance and natural flood storage. In addition, the proposal would involve the addition of hardstanding and insufficient information by way of a surface water drainage strategy has been provided to ensure that provision will be made for adequate surface water drainage. As such, the proposal would be in conflict with policies CC3, CC4 and CC5 of the Central Bedfordshire Local Plan. |
| 7)
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). |
|
|---|