| Conditions or Reasons for Planning Application - CB/25/02688/FULL |
| Conditions or Reasons: | | 1)
By virtue of the scale and siting of the proposed dwelling, the proposal would represent a cramped form of development and overdevelopment of the site. In addition, the proposal would represent an unneighbourly form of development, spanning the width of the plot and enclosing the open character of the corner in this location. Consequently, the proposal would have an unacceptable impact on the character and appearance of the surrounding area. The proposal would therefore be contrary with Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 6.11.1 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
| 2)
The proposed development would, because of its close proximity with the boundary of Number: 69 Farmbrook would amount to significant harm to the amenities currently enjoyed by the occupants at these properties. The proposal is therefore contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Paragraphs 11.33.7 and 11.33.8 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
| 3)
The development by virtue of its constrained layout, siting and design fails to provide satisfactory internal floor area for a two bedroom, 3 bed spaces, two-storey dwelling. The proposed development therefore provides substandard internal living conditions for the future occupiers of the dwelling. The development therefore conflicts with Policies HQ1 and H2 of the Central Bedfordshire Local Plan (2021) Section 11.10 of the Central Bedfordshire Design Guide (2023), the Nationally Described Space Standards (2015) and Section 12 of the National Planning Policy Framework (2024). |
| 4)
The proposed development fails to make adequate provision for off-street parking, resulting in an increase in on-street parking, leading to unacceptable traffic congestion and additional hazards to users of the highway. Therefore, the proposal is contrary to Policies T2 and T3 of the Central Bedfordshire Local Plan (2021), Parking Standards for New Developments (August 2023) and Section 9 and 12 of the NPPF. |
| 5)
In the absence of sufficient information to demonstrate that the application qualifies as a self-build and a completed Unilateral Undertaking or Section 106 agreement to secure self-build, the exemption from statutory BNG requirements has yet to be engaged, as such the proposal has failed to demonstrate exemption from statutory BNG requirements or demonstrate that the development would deliver a 10% net gain in biodiversity in accordance with those requirements. Therefore, the proposal is contrary to Policy EE2 of the Central Bedfordshire Local Plan, Section 15 of the National Planning Policy Framework, and Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021). |
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