| Conditions or Reasons: | | 1)
The development proposed - by virtue of its scale, height, and massing, combined with its more centralised and prominent positioning 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, and to the amenities of future occupants of the dwelling, 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 (2021). |
| 2)
The proposed development would introduce new built form and associated residential paraphernalia in a backland location within existing open, undeveloped areas of the site, in a more prominent and conspicuous location than the buildings currently in situ. As such, the development, due to its scale, height and positioning, would appear at odds with the pattern and grain of development along Dunstable Road, and would be harmful to the landscape and visual amenities of the countryside location as viewed from the surrounding area, including views within the Chilterns AONB. As such, the proposal would not be considered to be of high quality design which reinforces local distinctiveness, nor would it be sensitive to the key characteristics of the surrounding area, and would be considered to be in conflict with policies HQ1, HQ8, and EE5 of the Central Bedfordshire Local Plan as well as sections 12 and 15 of the NPPF. |
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 (NPPF), July 2021, and Policy EE3 (Nature Conservation) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021. |
| 4)
Inadequate visibility splays have been demonstrated as achievable at the junction of the site access with the public highway to the detriment of the safety and convenience of users of the highway; in addition insufficient access arrangements have been demonstrated for the proposed dwelling resulting in an unacceptable residential development as such the proposal is contrary to Policies T2 and T3 of the Central Bedfordshire Local Plan, and Section 6 of the Central Bedfordshire Design Guide. |
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