| Conditions or Reasons for Planning Application - CB/24/01960/FULL |
| Conditions or Reasons: | | 1)
The design of the proposed dwelling, specifically its unsatisfactory roof form, is considered to fail to represent high quality design and consequently would not have an acceptable impact upon the character and appearance of the area, contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (2024) and the Central Bedfordshire Design Guide (2023). |
| 2)
The proposed dwelling, by reason of its close proximity and siting directly to the rear of 4 Sheepcote Crescent, and having particular regard of the two-storey height of the building and the difference in ground levels, would appear unduly imposing and give rise to a harmful overbearing impact and sense of enclosure, harmful to the amenity of occupiers of this neighbouring property, contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (2024) and the Central Bedfordshire Design Guide (2023). |
| 3)
The first floor windows within the proposed dwelling would give rise to harmful overlooking of surrounding residential properties and their rear private amenity spaces, specifically the gardens of 6 and 8 Thomas Street and 4 Sheepcote Crescent, resulting in an unacceptable loss of privacy for surrounding neighbouring occupiers, contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (2024) and the Central Bedfordshire Design Guide. |
| 4)
The proposed development fails to provide suitable turning for a light goods vehicle within the site which would increase the likelihood of such vehicles reversing out of the site onto the public highway, causing inconvenience and a hazard to highway users, in conflict with Policy T2 of the Central Bedfordshire Local Plan (2021) and Section 9 of the National Planning Policy Framework (2024). |
| 5)
It has not been demonstrated that the development would deliver a mandatory 10% net gain in biodiversity, therefore, the proposed development is contrary to Policy EE2 of the Central Bedfordshire Local Plan (2021), Section 15 of the National Planning Policy Framework (2024) and Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021). |
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