| Conditions or Reasons for Planning Application - CB/24/03020/OUT |
| Conditions or Reasons: | | 1)
On the basis of the information provided within the application, it has not been satisfactorily demonstrated that the proposed development will be exempt from providing a 10% net gain in biodiversity. Therefore, in the absence of any information regarding a mandatory net gain in biodiversity, the proposed development would not be in accordance with Policy EE2 of the Central Bedfordshire Local Plan (2021), Section 15 of the National Planning Policy Framework (2024) or Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021). |
| 2)
The site is immediately adjacent to a watercourse shown as Flood Risk Zones 2 and 3, and has been identified by the Environment Agency and Internal Drainage Board as having a residual risk of flooding. On the basis of the information provided within the application, it has not been satisfactorily demonstrated that the proposed development will not result in an adverse impact on the flood risk within the site and in the surrounding area, contrary to Policies CC3, CC4 and CC5 of the Central Bedfordshire Local Plan (2021) and Section 14 of the NPPF. |
| 3)
Insufficient information has been submitted to demonstrate that proposal will not have a harmful impact on the ecological and landscape features on the site, and therefore that three dwellings will be able to fit comfortably onto the site without resulting in an erosion of the existing gap in the streetscene and harmful impact on the sense of spaciousness and sporadic character of residential development along Water End Road, resulting in urbanisation of this rural location and associated rural landscape, contrary to Policies EE2, EE3, EE5 and HQ1 of the Central Bedfordshire Local Plan and Sections 12 and 15 of the NPPF. |
4)
The proposed development is sited outside the settlement envelope and within the open countryside. Due to the separation between the site and existing settlements, public
transport and services/ facilities, as well as the absence of a safe and convenient pedestrian link between the two, it is considered that the site is located in an
unsustainable location with future occupiers heavily reliant on private vehicles. The development is therefore contrary to Policies SP7 and HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
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