Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/24/01693/FULL

Conditions or Reasons:

1) The proposed development with garden sizes below minimum space standards, in close proximity to the boundaries of the site, would be cramped, over-intensive and contrary to the existing grain of development. The development also proposes a number of habitable first floor windows, that would not meet the required separation distances to ensure an acceptable level of privacy between users. The development would thereby cause harm to the character and appearance of the area and fail to create a high quality living environment for future users. The proposal is thereby contrary to Policies HQ1 and HQ8 of the Central Bedfordshire Local Plan (2015-2035), the CBC Design Guide (August 2023) and Section 12 (Achieving Well-Designed Places) of the National Planning Policy Framework (2023).

2) Insufficient information has been provided within the application to demonstrate that the development would be able to deliver a mandatory net gain for biodiversity. As such, the proposal is contrary to Policy EE2 of the Central Bedfordshire Local Plan (2021), Section 15 of the National Planning Policy Framework (2023) and Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021).

3) The application contains insufficient information to show that the development would not cause detrimental harm to protected species and their habitats as such the proposal is contrary to Policy EE3 of the Central Bedfordshire Local Plan (2021) and the NPPF (2023).

4) The proposed development makes inadequate provision for a satisfactory junction between the access and the Highway to serve the development and is likely to lead to an increase in congestion and additional hazards for highway users. The proposal is therefore contrary to Policy T2 of the CBC Local Plan and Section 9 of the NPPF (2023).

5) The proposed development makes inadequate provision for a satisfactory vehicular access to serve the development and is likely to lead to an increase in congestion and additional hazards for highway users. The proposal is therefore contrary to Policy T2 of the CBC Local Plan and Section 9 of the NPPF (2023).

6) The proposed development makes inadequate provision for a satisfactory pedestrian link to the public highway to serve the development and is likely to lead to an increase in congestion and additional hazards for highway users. The proposal is therefore contrary to Policy T2 of the CBC Local Plan and Section 9 of the NPPF (2023).

7) The proposed development would make inadequate provision for the parking of cars and would lead to an increase in on-street parking thereby resulting in unacceptable traffic congestion and additional hazards for highway users and the local Residents. The proposal is therefore contrary to Policies T2 and T3 of the CBC Local Plan and Section 9 of the NPPF (2023).

8) The Local Planning Authority considers that the proposed development would, by reason of its proximity lying within a 12.6k metre linear distance of the Ashridge Commons and Woods Site of Special Scientific Interest within the Chiltern Beechwoods Special Area of Conservation, add to the recreational disturbance in this area, likely to harm the integrity of the conservation purposes of the Chiltern Beechwoods Special Area of Conservation. In the absence of an appropriate mitigation strategy to the satisfaction of the Local Planning Authority, the proposal would be contrary to the Habitat Regulations and paragraphs 186 and 187 of the National Planning Policy Framework 2023 and Policy EE3 of the Central Bedfordshire Local Plan (2015-2035).

9) Insufficient information has been provided within the application to demonstrate that the proposal would not result in harm to the users of FP10 and wider Right of Way Network. As such, the proposal is contrary to Policy EE12 of the Central Bedfordshire Local Plan (2021), Section 9 of the National Planning Policy Framework (2023).

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