| Conditions or Reasons: | | 1)
The proposed extension, by reason of its overall scale, bulk and significant depth, would result in a disproportionate addition to the original building, thereby constituting inappropriate development in the Green Belt which is, by definition, harmful to the Green Belt. The extension would also harmfully diminish the openness of the Green Belt in both spatial and visual terms. No very special circumstances exist to outweigh the substantial weight given to the harm the Green Belt and other harm identified. Consequently, the proposed development is contrary to Policy SP4 of the Central Bedfordshire Local Plan (2021), Section 13 of the National Planning Policy Framework (2024) and the Central Bedfordshire Design Guide (2023). |
| 2)
The proposed extension, by reason of its excessive scale, massing and bulk, particularly its depth, would fail to be a sympathetic, proportionate and subservient addition to the property. Therefore, the extension would result in harm to the historic significance and character of the listed building by dominating the building and detracting from its original character and would also result in harm the character and significance of the Conservation Area and wider area. The level of harm to designated heritage assets would be considered less than substantial, however, there are no public benefits that would outweigh the harm identified. The proposal is therefore contrary to Policies HQ1 and HE3 of the Central Bedfordshire Local Plan (2021), Sections 12 and 16 of the National Planning Policy Framework (2024), the Central Bedfordshire Design Guide and Sections 66(1) and 72(1) of the Planning (Listed Building and Conservation Areas) Act 1990. |
| 3)
Insufficient information has been provided regarding the scale and design of the proposed air source heat pump and its means of connection and any internal works associated with its installation. As such, on the basis of the information provided, the Local Planning Authority cannot be satisfied that the installation of this apparatus would preserve or enhance the character and significance of the listed building or have an acceptable impact upon the wider character of the area, including the Conservation Area. The proposal is therefore contrary to Policies HQ1 and HE3 of the Central Bedfordshire Local Plan (2021), Sections 12 and 16 of the National Planning Policy Framework (2024), the Central Bedfordshire Design Guide and Sections 66(1) and 72(1) of the Planning (Listed Building and Conservation Areas) Act 1990. |
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