| Conditions or Reasons for Planning Application - CB/25/01583/FULL |
| Conditions or Reasons: | | 1)
The proposed development, comprising of a detached garage and entrance gates and walls, represents inappropriate development within the Green Belt, which is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. The proposal, by reason of its size, massing and overall design would be harmful to the openness of the Green Belt and no factors which could amount to very special circumstances to outweigh the harm to the Green Belt have been advanced. Therefore, the proposal is contrary to Section 13 of the NPPF and Policy SP4 of the Central Bedfordshire Local Plan. |
| 2)
The proposed garage represents having an adverse impact on the health of protected trees, where the proposed mitigation measures are considered to be unworkable in practice. Therefore, the proposal would be unacceptable and conflict with Policies EE4 and HQ1 of the Local Plan and Section 15 of the NPPF. |
| 3)
By virtue of its incongrous scale and design, the proposed front boundary treatment at 8 Dene Close would have a more stark and obvious visual presence which would appear significantly out of place with the character and appearance of the streetscene and create an unduly harsh edge to the property. Therefore, it is not considered that the proposed development is of the highest possible quality and would not respond positively to its context in conflict with Policy HQ1 of the Central Bedfordshire Local Plan, Section 12 of the NPPF and Section 11.8 of the Central Bedfordshire Design Guide. |
| 4)
By reason of its excessive scale, siting and design, the proposed garage would appear dominant and instrusive within the streetscene. As a result, the proposal would fail to positively respond to the character and appearance of the surrounding area, appearing incongrous with the streetscene and harmful to the visual character and local distinctiveness of the area. Therefore, the proposal is contrary to Policy HQ1 of the Local Plan, Section 11.29 and 11.31 of the Central Bedfordshire Design Guide and Section 12 of the NPPF. |
| 5)
The site lies within an amber zone for Great Crested Newt habitat and the application contains insufficient and lacks satisfactory information to determine the impact of the development on Great Crested Newt habitat. Therefore, it is considered that the proposal has not demonstrated compliance with Policies EE2 and EE3 of the Local Plan or Section 15 of the NPPF. |
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