| Conditions or Reasons for Planning Application - CB/25/04021/FULL |
| Conditions or Reasons: | | 1)
The development would represent inappropriate development in the Green Belt, which is, by definition, harmful to the Green Belt. The development would also be harmful to the openness and visual amenities of the Green Belt and would conflict with one of the 5 purposes of the Green Belt by way of encroachment into the countryside. No overarching positive benefits associated with the development which would outweigh the harm to the Green Belt and identified harm to the character and appearance of the area are evident. As such, Very Special Circumstances cannot be said to exist. The proposal is therefore contrary to Policy SP4 of the Central Bedfordshire Local Plan (2021), and Section 13 of the National Planning Policy Framework (2024). |
| 2)
The proposed hardstanding, by reason of scale and extent, together with associated vehicle parking and activity, would urbanise and domesticate the otherwise open paddock land and would appear as an incongruous encroachment into the countryside. The development would therefore be harmful to the character and appearance of the rural edge-of-settlement location, contrary to Policy HQ1 and EE5 of the Central Bedfordshire Local Plan (2021), Section 12 and 15 of the NPPF (2024), the CBDG (2023) and the Landscape Character Assessment (2024). |
| 3)
The proposed development, if permitted, would result in the intensification of use of a substandard access which makes no provision for adequate driver/driver or driver/pedestrian intervisibility and would lead to conditions of danger and inconvenience to users of the highway and the property. The proposal is therefore contrary to Policy T2 of the CBLP (2021), Section 9 of the NPPF (2024) and CBC Parking Standards SPD (2023). |
| 4)
The proposed development fails to make adequate replacement parking provision for off street parking, and if permitted, would lead to an increase in on-street parking to the detriment of highway safety. The proposal is therefore contrary to Policy T3 of the CBLP (2021), Section 9 of the NPPF (2024) and CBC Parking Standards SPD (2023). |
| 5)
Insufficient information has been provided in the form of ecological surveys to determine the effect that the development would have on protected species and their habitats, with particular regard to bats, contrary to Policy EE3 of the Central Bedfordshire Local Plan (2021) and Section 15 of the NPPF (2024). |
| 6)
Insufficient information has been provided within the application to demonstrate that the development would be able to deliver a net gain for biodiversity. As such, the proposal is contrary to policy EE2 of the Central Bedfordshire Local Plan (2021), section 15 of the National Planning Policy Framework (2023) 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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