Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/25/02339/FULL

Conditions or Reasons:

1) The proposed development, would result in the intensification of use of a substandard access which makes no provision for adequate driver/driver intervisibility and would lead to conditions of danger and inconvenience to users of the highway and of the site. The proposal is therefore contrary to policy T2 of the CBLP (2021), Section 9 of the NPPF and the Parking Standards for new developments SPD (2023). It is considered this could not be overcome by a condition, as the required visibility splays would necessitate the loss of an established native hedgerow, which along with the scale of hardstanding and entrance gates, would introduce an urbanising and visually intrusive feature within the rural landscape setting that fails to respect the established character of the immediate surroundings and would be at odds with historic settlement pattern of Heath and Reach. The proposal would thereby be harmful to the character and openness of the site, wider landscape setting and is therefore contrary to Policies HQ1 EE4 and EE5 of the Central Bedfordshire Local Plan (2015-2035) and Section 12 of the NPPF and the Central Bedfordshire Design Guide (2023).

2) The proposed development has not been supported by accurate and up-to-date ecological information to indicate potential protected species interest within the site and to enable an assessment of the potential impact of the development on such species in accordance with industry guidelines and standards. The proposal thereby fails to demonstrate that the proposed development has been informed and designed to prevent adverse impacts on protected species. The development is thereby contrary to the aims and objections of Policy EE3 of the Central Bedfordshire Local Plan (2015-2035) and Section 15 of the NPPF.

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