| 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 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 development, by reason of the introduction of an extensive area of engineered hardstanding and access track, together with the associated removal of trees and hedgerows, results in an urbanising form of development that encroaches into open agricultural land. The proposal fails to respond positively to its landscape setting and erodes the rural character of the countryside at the edge of Caddington, including the transition between the built form and open landscape. The proposal is contrary to Policy HQ1, EE4 and EE5 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023), and Sections 12 and 15 of the National Planning Policy Framework (2024) and the Landscape Character Assessment (2024). |
| 3)
Insufficient information has been submitted to demonstrate that a safe and suitable access can be achieved from Mancroft Road. In particular, the application fails to provide adequate details of the point of access, visibility splays, interaction with the adopted highway, existing highway infrastructure, drainage arrangements, and vehicle manoeuvrability. In the absence of this information, it has not been demonstrated that the development would not result in an adverse impact on highway safety. The proposal is therefore contrary to Policy T2 of the Central Bedfordshire Local Plan (2021) and Paragraphs 115 and 116 of the National Planning Policy Framework (2024). |
| 4)
The application fails to demonstrate that surface water arising from the development would be appropriately managed. In the absence of a satisfactory drainage strategy, including details of how runoff would be controlled, directed, and contained within the site, it has not been demonstrated that the development would not increase flood risk on or off site, including to the adjacent highway. The proposal is therefore contrary to Policy CC3, CC5 and HQ1 of the Central Bedfordshire Local Plan (2021) and Section 12 and 14 National Planning Policy Framework (2024). |
| 5)
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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