| Conditions or Reasons: | | 1)
The proposed development would have a harmfully urbanising impact and would fail to respect the intrinsic character of the open countryside and the distinctive character of the settlement end of Green End and wider landscape character of the area. The proposal is therefore contrary to Policies HQ1 and EE5 of the Central Bedfordshire Local Plan (2021), Policy M3 of the Maulden Neighbourhood Plan (2024) and Section 12 of the National Planning Policy Framework (2024). |
| 2)
The proposal would not provide adequate on site parking and turning provision to serve both the proposed new dwelling and the existing ongoing use taking place within the remainder of the wider site. It has not been demonstrated that the use of the existing site access on to Green End has adequate visibility for vehicles egressing the site to ensure that there would not be danger to users of the public highway and bridleway, including vehicles, pedestrians and horse riders. It has also not been demonstrated that the proposed development would not result in the intensification of use of Green End and result in a greater potential for conflict between vehicles, pedestrians and horse riders, to the detriment of highway safety. It is therefore considered that the introduction of the residential use would not have an acceptable highway safety impact and would be contrary to Policies T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 9 of the National Planning Policy Framework (2024), and the Council's Parking Standards for New Developments Supplementary Planning Document (2023). |
| 3)
Given the inaccuracies and inconsistences with the Biodiversity Metric and habitat plans provided, it is unclear whether the proposed biodiversity gains can be delivered or sustained in accordance with statutory requirements and that the proposal is capable of complying with the general BNG condition. As such, the proposal is contrary to Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021), Policy EE2 of the Central Bedfordshire Local Plan (2021), Section 15 of the National Planning Policy Framework (NPPF) (2024), and Policy M6 of the Maulden Neighbourhood Plan (2024). |
| 4)
In the absence of a site-specific Flood Risk Assessment and Drainage Strategy, insufficient information has been provided to demonstrate how surface water flood risk would be appropriately managed to ensure that the development would be safe for future occupiers for its lifetime and prevent increased risk of flooding elsewhere. As such, the proposal is contrary to Policies CC3 and CC5 of the Central Bedfordshire Local Plan (2021), Policy M5 of the Maulden Neighbourhood Plan (2024) and Section 14 of the National Planning Policy Framework (2024). |
| 5)
It has not been sufficiently demonstrated by way of a Noise Assessment and Odour Assessment that disturbance arising from noise and odour associated with the ongoing operations within the remainder of the barn itself, the adjacent barn and the surrounding land would not be significantly harmful to the amenity of future occupiers and that future occupiers would be provided with a high-quality living environment. The proposal is therefore contrary to Policies HQ1 and CC8 of the Central Bedfordshire Local Plan (2021), and Section 12 and 15 of the National Planning Policy Framework (2024). |
| 6)
The site is located within the open countryside and the proposed conversion of part of the barn to residential use is not considered to be a suitable re-use of the building in the countryside having regard of the impacts arising from the development set out in refusal reasons 2, 4 and 5, and given the location of the site where it cannot be conveniently or safely accessed by sustainable modes of transport, particularly by foot. For the reasons set out in refusal reason 1, the proposed development would also not be sympathetic to the rural context and would not reinforce local distinctiveness or enhance the immediate setting. Therefore, the proposal would not comply with the criteria set out in Policy DC1 of the Central Bedfordshire Local Plan (2021) relating to the re-use of buildings in the countryside. The proposal would not meet any other exceptions to the development in the open countryside and would therefore also be contrary to Local Plan Policy SP7 and Policy M1 of the Maulden Neighbourhood Plan (2024). |
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