Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/24/00775/FULL

Conditions or Reasons:

1) The proposed development represents inappropriate development within the Green Belt, which is, by definition, harmful to the Green Belt, and does not fall within the exception criteria. The proposal would be detrimental to the visual amenity of the Green Belt and its openness would be reduced both spatially and visually. The application is unsupported by very special circumstances, however an assessment has been made and the benefits of the scheme are not considered very special circumstances that clearly outweigh the harm to the Green Belt, and any other identified harm. The proposal is therefore contrary to Section 13 (Protecting Green Belt land) of the National Planning Policy Framework (December 2023) and Policy SP4 of the Central Bedfordshire Local Plan (2015-2035).

2) The proposed development by reason of it's excessive scale, bulk and inappropriate design of the roof extension and alterations would harm the non-designated heritage asset, the setting of the neighbouring listed buildings and the character of the local area. The proposal as a whole also fails to provide sufficient supporting documentation to fully assess the impact of the proposal on the heritage assets both within and surrounding the site. The proposal therefore fails the requirements of Chapter 16 of the NPPF as well as the Local Plan Policies HQ1 and HE3.

3) The application contains insufficient information to show that the development would not cause detrimental harm to an area of significant archaeological interest as such the proposal is contrary to Policy HE1 of the Central Bedfordshire Local Plan (2021) and the NPPF (2023).

4) The existing site comprises of a barn where bats have been previously documented to be within the roof space, a protected species. No bat surveys have been submitted with the application in order to establish the types of species, or number to support the design of this space and whether mitigation or a licence is required. Therefore, the proposed development would conflict with Policy EE3 of the Central Bedfordshire Local Plan and Chapter 15 of the NPPF.

5) The application contains insufficient information to show that both the single storey extension to the barn and the detached garage would not cause detrimental harm to the established trees within the site and along the shared boundary. As such the proposal would not preserve or enhance the existing vegetation and is contrary to Policy EE4 of the Central Bedfordshire Local Plan (2021) and Chapter 15 of the NPPF (2023).

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