| Conditions or Reasons: | | 1)
The site lies within the South Bedfordshire Green Belt and the proposal would fail to meet with any of the listed exceptions to inappropriate development within paragraphs 154 and 155 of the NPPF. The proposal therefore represents inappropriate development in the Green Belt, which is, by definition, harmful to the Green Belt. The proposal would also result in a harmful loss of openness to the Green Belt and conflict with the 5 purposes of the Green Belt. No factors which could amount to very special circumstances to clearly outweigh the harm to the Green Belt, and other harms to the character and appearance of the area. The proposal is therefore contrary to policy SP4 of the Central Bedfordshire Local Plan (2021), and Section 13 of the National Planning Policy Framework (2024). |
| 2)
The proposal, by reason of its siting, lack of landscaping oppurtunities and an introduction of residential paraphernalia would result in the creation of an urban form of development that would erode the site's spacious qualities and the visual separation between the settlement 'ends' of Witts End, Old Water End, Lower Rads End and Higher Rads End. The proposal would result in the disruption of field patterns, and would be at odds with the prevailing pattern of development within the local context. As such, the proposal would not be considered to be of high quality design which reinforces local distinctiveness, nor would it be sensitive to the key characteristics of the surrounding area, and would be considered to be in conflict with policies HQ1, SP5, EE4, and EE5 of the Central Bedfordshire Local Plan (2021) as well as sections 12 and 15 of the NPPF (2024). |
| 3)
The proposed development is sited outside settlement envelopes within the open countryside. Due to the separation between the site and the services/ facilities in Eversholt together with poor and limited access to public transport, it is considered that the site is located in an unsustainable location, which will result in over-reliance on private vehicle and situations where pedestrians would be unable to access facilities and amenities by sustainable means of transport with safety and convenience. The development is therefore contrary to Policies SP7, T2 and HQ1 of the Adopted Local Plan (July 2021), and the National Planning Policy Framework (2024). |
| 4)
The dwelling fails to provide a dedicated area of outdoor space for future occupiers, resulting in a poor standard of residential amenity contrary to Local Plan Policies HQ1 and H2, the National Planning Policy Framework (2024) and the Central Bedfordshire Design Guide (2023). |
| 5)
Insufficient information has been provided to ascertain that all the guidance requirements for parking provision, on site turning, cycle parking provision and refuse storage and collection can be achieved within the site, contrary to Local Plan policies T2 and T3 (2021). |
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