| Conditions or Reasons for Planning Application - CB/25/03972/FULL |
| Conditions or Reasons: | | 1)
The proposal would result in the consolidation of a harmful form of backland development which is at odds with the linear pattern and grain of development within the rural area. In addition, the development would erode existing green space which makes a positive contribution to the rural character of the area, resulting in the harmful urbanisation of the site. As such, the development would not reinforce local distinctiveness, nor would it be sensitive to the key characteristics of the surrounding area, and would be in conflict with policies HQ1, HQ8, and EE5 of the Central Bedfordshire Local Plan (2021) as well as sections 12 and 15 of the NPPF (2024). |
| 2)
The proposed development does not provide demonstration that a 10% net gain for biodiversity would be achieved, nor that any of the exemptions to mandatory BNG are applicable to the development. The development would therefore be in conflict with Schedule 7A of the Town and Country Planning Act 1990, the NPPF and Policy EE2 of the adopted Local Plan. |
| 3)
The access and proposed site layout fail to meet relevant highway standards and, if permitted, would lead to conditions of danger and inconvenience to users of the site and of the highway. The proposed development would therefore be in conflict with policy T2 of the Central Bedfordshire Local Plan (2021), the Highway Construction Standards & Specifications Guidance, and section 9 of the NPPF (2024). |
| 4)
The drainage strategy proposes a connection to discharge surface water to the adjacent watercourse. However, information regarding the condition and capacity of the receiving drainage network, demonstrating no detriment to flood risk, water quality or the environment has not been provided. As such, the proposal is considered to be in conflict with policy CC5 of the Central Bedfordshire Local Plan. |
| 5)
The Council considers that the proposed development would by reason of its proximity lying within a 12.6k metre linear distance of the Ashridge Commons and Woods Site of Special Scientific Interest within the Chilterns Beechwoods Special Area of Conservation would add to the recreational disturbance in this area likely to harm the integrity of the conservation purposes of the Chiltern Beechwoods Special Area of Conservation. In the absence of appropriate mitigation to the satisfaction of the Local Planning Authority, the proposal would be contrary to the Habitat Regulations, paragraphs 193 and 194 of the National Planning Policy Framework (2024), and section 5B subparagraph (b) of the The Town and Country Planning (Permission in Principle) (Amendment) Order 2017, as well as policy EE3 of the Central Bedfordshire Local Plan (2021). |
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