| Conditions or Reasons for Planning Application - CB/26/00472/FULL |
| Conditions or Reasons: | | 1)
The proposed development, by virtue of its bulk, massing, scale and design, would give rise to an overly dominant and unsympathetic building on a constrained site. As such, the development would result in a detrimental impact on the character and appearance of the area, and less than substantial harm to the setting of the Grade II Listed Building at The Green Man Public House and the Clophill Conservation Area. In accordance with paragraph 215 of the NPPF, the less than substantial harm arising has been weighed against any public benefits of the scheme. The identified public benefits are not considered to outweigh the harm in respect of the impact upon the Listed Building and Conservation Area. As such, the proposal is considered contrary to Policies HQ1, HQ8 and HE3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, and Sections 12 and 16 the NPPF (2024), and fails to meet the 'Statutory Tests' set out in Section 66(1) of the Planning (Listed Building and Conservation) Act 1990 as amended. |
| 2)
The proposals, by reason of the first-floor windows on the rear elevation in proximity to the shared boundary with 3A High Street and 52 Readshill, would give rise to a detrimental and unacceptable level of overlooking and loss of privacy upon these neighbouring dwellings. As such, the proposed development would result in harm to the amenity of neighbouring dwellings and be contrary to Policies HQ1 and HQ8 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF (2024). |
| 3)
The proposed development, by virtue of the siting of the private amenity space and first-floor window of the neighbouring dwelling 1A High Street, would fail to provide the future occupants of the dwelling with an acceptable provision of external amenity, and an overlooking impact which would result in a poor living standard. As such, the proposal would be contrary to Policies HQ1 and HQ8 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF. |
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