Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/24/01613/OUT

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 significantly 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 would be contrary to the existing grain of development. Due to the lack of information submitted with the application, the development by way of proposed access and highway works, in close proximity to the treed boundaries of the site, may result in the urbanisation of Woburn Lane with the loss of trees along the perimeter of the site. The development would thereby cause harm to the character and appearance of the area including the Aspley Guise Conservation Area. The proposal is thereby contrary to Policies SP4, HQ1, EE4 and HE3 of the Central Bedfordshire Local Plan (2015-2035), the CBC Design Guide (August 2023) and Sections 12 (Achieving Well-Designed Places) and 15 (Conserving and enhancing the natural environment) and 16 (Conserving and enhancing the historic environment) of the National Planning Policy Framework (2023).

3) The application contains insufficient information to show that the development would not cause highway safety issues and that these works would not result in the loss of the established tree and vegetation along Woburn Lane; as such the proposal is contrary to Policies T2 and EE4 of the Central Bedfordshire Local Plan (2021).

4) 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).

5) The application contains insufficient information to show that the development site is not contaminated and would be suitable for residential development as such the proposal is contrary to Policy CC8 of the Central Bedfordshire Local Plan (2021).

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