| Conditions or Reasons: | | 1)
The proposed extension, when considered cumulatively with previous extensions to the building, would represent a disproportionate addition to a building within the Green Belt. The proposed extension would also erode the separation between the existing building and the western boundary, contributing to a loss of openness. No positive factors which could amount to Very Special Circumstances sufficient to clearly outweigh the harm to the Green Belt by reasons of inappropriateness, loss of openness, and other harms are evident. As such, the proposal would be in conflict with policy SP4 of the Central Bedfordshire Local Plan, section 11 of the Central Bedfordshire Design Guide, and section 13 of the NPPF. |
| 2)
The development site lies in close proximity to the M1 motorway which has the potential to create noise pollution which may harm the amenity and living conditions of future occupants. The proposed mitigation measures within the Noise Assessment (Loven Acoustics V2, 16th September 2024) are not considered to represent an acceptable design solution which would provide a high quality living environment for future occupants in terms of external outdoor amenity space and the majority of the proposed garden area would exceed the noise limits specified within the Central Bedfordshire Design Guide. In addition, due to the unsuitable design of the proposed development with respect to the limited separation between bedroom windows and boundary treatment, the proposed development would not provide adequate outlook to bedrooms 1, 3 and 4, and would create an oppressive living environment, harmful to future residential amenity. As such, it has not been demonstrated that occupiers of the development would not experience unacceptable levels of noise from adjacent land uses, or that acceptable outlook would be achieved, to the detriment of quality of life and healthy living conditions. As such, the proposed development is in conflict with point 11 of policy HQ1 and CC8 of the Central Bedfordshire Local Plan (2021), sections 12 and 15 of the National Planning Policy Framework (2021) and the Central Bedfordshire Design Guide. |
| 3)
Insufficient information has been provided within the application to demonstrate that the development would be able to deliver a net gain for biodiversity. As such, the proposal is contrary to policy EE2 of the Central Bedfordshire Local Plan (2021) and section 15 of the National Planning Policy Framework (2023). |
| 4)
The Council 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 Chilterns 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 any mitigation measures provided to compensate for the additional residential development and the increased recreational pressure which would result, it has not been demonstrated that the development proposal would avoid an adverse effect on the integrity of the SAC. The proposal would therefore 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 (2021). |
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