| Conditions or Reasons for Planning Application - CB/25/00271/FULL |
| Conditions or Reasons: | | 1)
The proposed replacement dwelling, by reason of its siting and scale, particularly its significant forward projection, would be a prominent and visually incongruous addition to the surrounding street scene. As a result of its design, scale and massing, the dwelling would also erode the rural, agricultural setting of the Ickwell Bury Registered Park and Garden. This would represent less than substantial harm to the historic character and significance of the Registered Park and Garden which would not be outweighed by any public benefits. Therefore, the proposal would be contrary to Policies HQ1 and HE2 of the Central Bedfordshire Local Plan (2021), Sections 12 and 16 of the National Planning Policy Framework (NPPF) (2024), Policy NP6 of the Northill Parish Neighbourhood Plan 2019-2031 and the Central Bedfordshire Design Guide. |
| 2)
The proposed replacement dwelling, by reason of its scale and siting in close proximity to neighbouring 28A Ickwell Road and projecting significantly beyond the front and rear elevation of this neighbouring dwelling, would result in a harmful overbearing impact for occupiers of 28A Ickwell Road. As such, the proposal would fail to safeguard the amenity of neighbouring occupiers, contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (NPPF) (2024), Policy NP6 of the Northill Parish Neighbourhood Plan 2019-2031 and the Central Bedfordshire Design Guide (2023). |
| 3)
Insufficient information has been provided to establish the effect of the development on protected species and their habitats, and the extent to which they could be affected by development along with any mitigation which may be required. As such, the Local Planning Authority cannot be satisfied that the proposal would have an acceptable impact upon protected species. The proposed development is therefore contrary to Policy EE3 of the Central Bedfordshire Local Plan (2021), Section 15 of the National Planning Policy Framework (NPPF) (2024) and Policy NP12 of the Northill Parish Neighbourhood Plan 2019-2031. |
| 4)
It has not been satisfactorily demonstrated that the proposed development would safeguard a protected tree and that there would be suitable mitigation measures in place to prevent any harmful impact arising to roots of the tree from development activity. Consequently, the proposal is contrary to Policy EE4 of the Central Bedfordshire Local Plan (2021) and Section 15 of the National Planning Policy Framework (NPPF) (2024). |
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