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Conditions or Reasons for Planning Application - CB/25/03134/FULL
Conditions or Reasons:
1) The proposed dwelling and associated works would represent an overdevelopment of the site that would not be in keeping with the prevailing character of the area. The loss of an otherwise open and spacious corner and its replacement with an overly prominent and intrusive new dwelling would not be considered to respond well to the local context and would be at odds with the pattern and grain of development within the streetscene, harmful to the character and appearance of the area, contrary to Policy HQ1 of the Central Bedfordshire Local Plan and Section 12 of the NPPF.
2) The proposed development will undermine a silver birch tree, which is protected by a Tree Preservation Order (TPO) (Number: 7/2005), resulting in its premature removal. In addition the development has an inability to accommodate any new replacement planting that could contribute to the same degree of visual impact and amenity on the surrounding area, as needed to replace those trees being removed. As such, the proposed development would be contrary to Policies HQ1 and EE4 of the Central Bedfordshire Local Plan and Sections 12 and 15 of the NPPF.
3) In the absence of 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 a 10% net gain in biodiversity in accordance with those requirements. As such 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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