Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/25/00164/FULL

Conditions or Reasons:

1) The proposal would cause substantial harm to the significance of the Listed Building that would not be outweighed by substantial public benefits. The proposal would therefore be contrary to HE3 of the adopted Local Plan (2021), chapter 5 of the adopted Design Guide (2023) and Section 16 of the NPPF (2024). The proposal would fail to satisfy the provisions of Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as supported by the aims of Section 16 of the NPPF.

2) In the absence of a Heritage Statement it is considered that insufficient information has been provided with the application, with a lack of an assessment with particular regards to the significance of the Listed Building and it's associated outbuildings and as such the proposal fails to meet the requirements of paragraph 207 of the NPPF and Policy HE3 of the Central Bedfordshire Local Plan (2021).

3) The proposed development by reason of its siting, excessive size, scale and form would be harmful to the character of the locality and would not make a positive contribution to local distinctiveness having regard to the attractive countryside location. The proposed development is therefore not of a high quality layout and design appropriate to its setting, and would be contrary to policies HQ1 and EE5 of the Central Bedfordshire Local Plan (2021), chapter 12 of the Central Bedfordshire Design Guide (2023) and sections 12 and 15 of the National Planning Policy Framework (2024).

4) 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), 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).

5) In the absence of the required Preliminary Roost Assessment the Local Planning Authority are not satisfied that sufficient information has been provided to demonstrate whether bat roosts are present within the building. As such, the applicant has provided insufficient information to allow the Local Planning Authority to establish whether the proposal would result in harm to protected species, contrary to Section 15 of the National Planning Policy Framework and Policy EE3 of the Central Bedfordshire Local Plan.

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