| Conditions or Reasons: | | 1)
The proposed development of the site for 10 pitches for Gypsy / Traveller occupation subject of the planning application consists of intentional unauthorised development. This has provided no opportunity for the acceptability or otherwise of the scheme to be considered in advance of development, and is contrary to National Development Management Policy DM8 (Unauthorised development and enforcement) of the National Planning Policy Framework (NPPF), August 2026. |
| 2)
The proposed development consisting of 10 pitches for Gypsy / Traveller occupation has a detrimental impact upon landscape character, encroaches into the countryside, and results in urbanisation of the rural landscape. Even with landscape mitigation measures, the site and receiving environment do not have the capacity to accommodate the proposal which therefore does not successfully integrate in this location. The proposal is therefore contrary to National Development Management Policy N2 (Improving the natural environment) of the National Planning Policy Framework (NPPF), August 2026, and Policies H7 (Assessing Planning Applications for Gypsy and Traveller Sites), EE4 (Trees, Woodlands and Hedgerows), EE5 (Landscape Character and Value) and HQ1 (High Quality Development) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021. |
| 3)
The proposed development is unacceptable due to a failure to provide an acceptable layout, as in some instances there is insufficient spacing between caravans, and between caravans and boundaries. In this respect the proposal presents a poor standard of amenity for occupants, contrary to National Development Management Policy P3 (Living conditions and pollution) of the National Planning Policy Framework (NPPF), August 2026, and Policies H7 (Assessing Planning Applications for Gypsy and Traveller Sites) and HQ1 (High Quality Development) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021. |
| 4)
The proposed development is unacceptable due to the provision of insufficient information in respect of the proposed means of surface water drainage by infiltration, and installation of a package treatment plant with insufficient capacity in circumstances where it may be feasible for the development to be connected to a public sewer but no justification has been provided for the use of a non-mains system. This presents a greater risk of failures leading to pollution of the water environment compared to public sewerage systems. Suitable arrangements for drainage have therefore not been demonstrated. The proposal is therefore contrary to National Development Management Policy N2 (Improving the natural environment) of the National Planning Policy Framework (NPPF), August 2026, and Policy H7 (Assessing Planning Applications for Gypsy and Traveller Sites) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021. |
| 5)
The application fails to demonstrate that safe and suitable access can be achieved to and from the proposed development site, including a failure to demonstrate safe levels of visibility to and from vehicles utilising the proposed access, and a failure to demonstrate that the access can safely accommodate the vehicles expected to use it, resulting in an unacceptable impact upon highway safety. The proposal is therefore contrary to National Development Management Policy TR6 (Assessing transport impacts) of the National Planning Policy Framework (NPPF), August 2026, and Policy T2 (Highways Safety and Design) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 6)
The application fails to provide an internal layout that can accommodate the safe passing and turning of vehicles, including the ability to accommodate larger vehicles, resulting in the potential for vehicles to wait within, or reverse onto, the public highway in an unsafe location, resulting in an unacceptable impact upon highway safety. The proposal is therefore contrary to National Development Management Policy TR6 (Assessing transport impacts) of the National Planning Policy Framework (NPPF), August 2026, and Policy T2 (Highways Safety and Design) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 7)
The proposed development fails to demonstrate a Biodiversity Net Gain (BNG) and a lack of ecology information is provided contrary to contrary to National Development Management Policy N2 (Improving the natural environment) of the National Planning Policy Framework (NPPF), August 2026, and Policy EE2 (Enhancing Biodiversity) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021. |
| 8)
The proposed development fails to accurately assess the impact of the proposal on the known archaeological remains at this location and would result in an unacceptable loss of non-designated heritage assets with archaeological interest. The proposal is therefore contrary to National Development Management Policy HE7 (Decisions on non-designated heritage assets) of the National Planning Policy Framework (NPPF), August 2026, and Policy HE1 (Archaeology and Scheduled Monuments) of the Central Bedfordshire Local Plan 2015-2035, July 2021. |
| 9)
The proposed development would, by reason of its proximity lying within a 12.6km distance of the Chilterns Beechwoods Special Area of Conservation (SAC), add to the recreational disturbance in this area, and be likely to harm the integrity of the conservation purposes of the SAC. In the absence of a completed Unilateral Undertaking providing for contributions to mitigate this harm, the proposal is contrary to the Habitat Regulations, National Development Management Policy N2 (Improving the natural environment) of the National Planning Policy Framework (NPPF), August 2026, and Policy EE3 (Nature Conservation) of the Central Bedfordshire Local Plan 2015 - 2035, July 2021. |
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