| Conditions or Reasons: | | 1)
The aspect of the proposal relating to the demolition of the commercial building would involve the redevelopment of Previously Developed Land. However, the new dwellings proposed - by virtue of their scale, height, and more prominent positioning, as well as the introduction of associated residential paraphernalia - would result in a form of development which has a greater impact on the openness of the Green Belt than the existing development. The proposed access road with passing places 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 and would 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 neighbouring amenity and to the future amenity of occupants, 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 scale, layout and design, would result in a distinctly 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 significant engineering works and the removal of category B trees to achieve a new access road with passing places 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 residential development and associated enclosed garden provision, by reasons of its unsatisfactory layout, excessive scale and domestic form would fail to safeguard or preserve the historic character of the manor site and the setting of two listed buildings, and would negatively impact on the character and setting of the Sewell Conservation Area. The identified public benefits are not considered to outweigh the harm in respect of impact upon the Listed Buildings and Conservation Area. The proposed development is therefore in 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(a) of the Planning (Listed Building and Conservation) Act 1990 as amended. |
| 4)
The proposed development, by virtue of the close proximity of plot 1 to the rear of Sewell Manor would lead to overlooking and loss of privacy, and would be detrimental to the residential amenities that current and future occupants of Sewell Manor might reasonably expect to enjoy. Likewise, due to unsatisfactory siting and layout with respect to plot 1, the development would fail to safeguard against harmful levels of overlooking into the amenity area of plot 1 from the first floor windows within Sewell Manor. As such the development would not provide adequate levels of privacy for plot 1 which would be harmful to the amenity that future occupants might reasonably expect to enjoy. The proposed development is therefore in conflict with policy HQ1 of the Central Bedfordshire Local Plan and section 12 of the NPPF. |
| 5)
The proposed development been supported by ecological surveys which demonstrate that ponds within 500 metres of the application site have a Habitat Suitability Index (HSI) assessment of 'average' and 'good' for Great Crested Newts (GCN) and do not rule out the likelihood of GCN being present. The report concludes that the site will be entered into the District Licence Scheme under NatureSpace to mitigate for any GCN impacts. However, since a NatureSpace Certificate confirming that the works can be carried out under the District License has not been provided as part of the application, impacts to GCN cannot be ruled out. 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. |
| 6)
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. |
| 7)
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 (by way of the access road and turning head) 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. |
| 8)
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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