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Conditions or Reasons for Planning Application - CB/24/00222/FULL
Conditions or Reasons:
1) The proposal by virtue of its large-scale flat roof design at two storey level with associated bulk and massing to the first floor of the property will result in an unsympathetic design and appearance which will not be in keeping with the existing visual amenity of the area. The proposal is not therefore considered high quality design conflicting with Policy HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023) and Section 12 of the National Planning Policy Framework.
2) The development by virtue of the proposed first floor windows in the north west elevation serving Apartment 1 will face the private amenity space and garden of No. 203 High Street and will therefore create an unacceptable overlooking impact. The proposed privacy screen along the boundary in this location will appear as an incongruous feature and out of keeping with the area. As such the proposal would have a detrimental impact upon the privacy of the neighbouring property and would not constitute high quality design contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023) and Section 12 of the National Planning Policy Framework.
3) The development by virtue of the proposed car parking and servicing of the retail units to the rear of the building would introduce a source of noise and additional activity to a rear garden area, where a quieter living environment could reasonably be expected, to the detriment of the amenity of the neighbouring and future occupiers. The proposal is therefore contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023) and Section 12 of the National Planning Policy Framework.
4) The proposed development fails to make adequate provision for off street parking, and if permitted would lead to an increase in on street parking, thereby resulting in unacceptable traffic congestion, obstruction of manoeuvring areas and additional hazards to users of the highway, contrary to Policies T2 and T3 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023) and Section 9 of the National Planning Policy Framework.


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