| Conditions or Reasons: | | 1)
By reason of the excessive width, size, bulk and unsatisfactory design of the extensions, the proposal would result in a cramped form of development, with a lack of amenity space, and detract from the character of the host building. As such the proposal is an overdevelopment of the site and would have a detrimental impact on the character and appearance of the original building and the street scene, exacerbated by the prominent corner location. The proposal is therefore contrary to Policy HQ1 (High Quality Development) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021, and Section 12 (Achieving well-designed places) of the National Planning Policy Framework (NPPF), December 2024. |
| 2)
By reason of a failure to provide sufficient internal space standards in all proposed flats, and a failure to provide at least 35% Category 2 M4(2) adaptable homes and at least 5% Category 3 M4(3) wheelchair adaptable homes, the proposal fails to provide an adequate living environment for future occupants, and fails to meet identified specific local housing need and to encourage accessible and inclusive environments. The proposal is therefore contrary to Policy H2 (Housing Standards) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021, and Section 5 (Delivering a sufficient supply of homes) of the National Planning Policy Framework (NPPF), December 2024. |
| 3)
By reason of a lack of information supplied with the application as to measures to be taken to ensure that the proposed development would create a safe and accessible environment, where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience, the proposal fails to satisfactorily address the security of future occupants and their dwellings. The proposal is therefore contrary to Policy HQ1 (High Quality Development) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021, and Section 12 (Achieving well-designed places) of the National Planning Policy Framework (NPPF), December 2024. |
| 4)
By reason of a lack of a Preliminary Roost Assessment to indicate any potential protected species interest, the proposal is contrary to Policy EE3 (Nature Conservation) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021, which requires up to date, comprehensive ecological surveys to support and inform development proposals, and Section 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (NPPF), December 2024. |
| 5)
By reason of a lack of information supplied with the application to address flood risk or drainage there are no details as to how the proposed development is currently or proposed to control surface water. The proposal is therefore contrary to Policy CC3 (Flood Risk Management) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021, which requires surface water runoff to be managed to pre-development rates and volumes, giving priority to the use of SuDS, and Section 14 (Meeting the challenge of climate change, flooding and coastal change) of the National Planning Policy Framework (NPPF), December 2024. |
| 6)
The proposed development would increase vehicular use of a substandard parking area on the Harlington Road frontage which, by virtue of its lateral clearance with the carriageway of the public highway, would preclude convenient movement on the public highway to the detriment of public safety and convenience. Furthermore the proposal makes no provision for adequate pedestrian / driver intervisibility taking access from Common Lane and would lead to a condition of danger to pedestrians using the adjoining footway. Furthermore the proposal would result in an access from Common Lane which has inadequate driver / driver intervisibility and would lead to a condition of danger to all highway users. The proposal is therefore contrary to Policy T2 (Highways Safety and Design) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021, and Section 9 (Promoting sustainable transport) of the National Planning Policy Framework (NPPF), December 2024. |
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