| Conditions or Reasons: | | 1)
The proposed development would result in an incongruous and cramped form of infill development that would not be sympathetic to the prevailing pattern and character of development in the surrounding area. It would therefore be contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (2024), Policy ARL2 of the Arlesey Neighbourhood Plan (2018), and the Central Bedfordshire Design Guide (2023). |
| 2)
By reason of the close proximity of Plot 3 to Nos. 10, 12, 14 and 16 Everest Close, together with the two-storey height of the building, the development is considered to result in a harmful overbearing impact and to appear unduly dominant for the occupiers of these neighbouring properties. The proposed development would therefore have an adverse impact on the residential amenity of neighbouring occupiers, contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (2024), Policy ARL2 of the Arlesey Neighbourhood Plan (2018), and the Central Bedfordshire Design Guide (2023). |
| 3)
By reason of the close siting of Plot 1 in relation to No. 3A Everest Close, together with its back-to-back relationship with this neighbouring property, the proposed dwelling is considered to result in undue overlooking of the rear-facing ground floor and first floor windows within this neighbouring property, leading to a significantly harmful loss of privacy for its occupiers. The proposed development would therefore have a harmful impact on the residential amenity of neighbouring occupiers, contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (2024), Policy ARL2 of the Arlesey Neighbourhood Plan (2018), and the Central Bedfordshire Design Guide (2023). |
| 4)
By reason of the close siting of Plot 1 in relation to No. 3A Everest Close, together with its back-to-back relationship with this neighbouring property, the rear garden area and rear elevation openings of this new dwelling would be directly overlooked by the rear-facing ground floor and first floor windows within this neighbouring property, failing to provide adequate privacy for future occupiers of the dwelling. The proposed development would therefore fail to provide a satisfactorily living conditions for future occupiers, contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (2024) and the Central Bedfordshire Design Guide (2023). |
| 5)
By reason of the close siting of Plots 2 and 3 in relation to Nos. 4, 6, 8, 10 Everest Close, first floor windows within the front elevation of these new dwellings are considered to result in undue overlooking of these neighbouring properties and their rear gardens, leading to a significantly harmful loss of privacy for occupiers of these neighbouring properties. The proposed development would therefore have a harmful impact on the residential amenity of neighbouring occupiers, contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the National Planning Policy Framework (2024), Policy ARL2 of the Arlesey Neighbourhood Plan (2018), and the Central Bedfordshire Design Guide (2023). |
| 6)
The proposed development would result in the demolition of three large garage blocks resulting in the loss of parking facilities available in the vicinity, therefore giving rise to the potential for displaced parking within the surrounding public highway which could cause obstruction and inconvenience for highway users. The proposal is therefore considered to have an unacceptable impact on highway safety, contrary to Policies T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 9 of the National Planning Policy Framework (2024), Policy ARL2 of the Arlesey Neighbourhood Plan (2018), and the Parking Standards for New Developments SPD (2023). |
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