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Conditions or Reasons for Planning Application - CB/24/03627/FULL
Conditions or Reasons:
1) The proposal would result in the loss of a main town centre and employment use and would fail to positively support the vitality of the town centre, by reducing the range of facilities offered and activity outside of normal shopping hours in the town centre of Leighton Buzzard. In addition due to its town centre location, the proposed amendments to the front of the building would impact upon the character and appearance of the area due to it's inappropriate design within the streetscene which would reduce the active frontage within the town centre. The development is therefore in conflict with Policies R1, EMP2, HQ1 and HE3 of the Central Bedfordshire Local Plan (2021) and would fail to comply with the economic, social and environmental objectives of sustainable development.
2) The proposal would fail to create a high quality living environment for future occupiers due to the residential flats not meeting the Technical Space Standard requirements. In addition Flat 1 would have windows that have a poor outlook and insufficient light. The proposal would therefore represent overdevelopment of the site and would be contrary to Policy HQ1 and H2 of the CBC Local Plan, the CBC Design Guide and the NPPF 2024.
3) The proposed development would fail to provide a high quality living environment that protects and enhances the health and well-being of future occupiers due to existing uses around the site that create odour. No information or mitigation has been provided to overcome the constraints. The proposal therefore does not conform with Chapter 12 or 15 of the NPPF or Policy CC8 of the CBC Local Plan.
4) The proposed development would, by reason of its proximity lying within a 12.6km distance of the Ashridge Commons and Woods Site of Special Scientific Interest (SSSI) within the Chilterns Beechwoods Special Area of Conservation (SAC), add to the recreational disturbance in this area, and be likely to harm the integrity of the conservation purposes of the SAC. In the absence of an appropriate strategy to mitigate this harm, the proposal would be contrary to the Habitat Regulations, Section 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (NPPF) 2024, and Policy EE3 (Nature Conservation) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021.


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