| Conditions or Reasons for Planning Application - CB/26/02230/FULL |
| Conditions or Reasons: | | 1)
The proposed development would result in the urbanisation of the site which would be harmful to the intrinsic character of the open countryside. There is a lack of sufficient arboricultural information to demonstrate that existing trees and hedgerows would be adequately retained and protected, including those along the site's frontage that are likely to require removal to achieve the visibility splays required at the access. The proposal therefore fails to demonstrate that it can be successfully integrated into its rural setting and respect the character and distinctiveness of the local landscape. The proposal is therefore in conflict with Policies HQ1, EE4, EE5 and H7 of the Central Bedfordshire Local Plan (2021), and Policies DP3, N2 and N3 of the National Planning Policy Framework (NPPF) (2026). |
| 2)
By reason of the site's proximity to major accident hazard gas pipelines and the increase in residential development within the relevant buffer zones, the proposal could affect the operational requirements associated with the pipelines, including the necessary easements and access arrangements, and put future occupiers at unacceptable risk from the associated impacts and affect public safety. The proposal therefore fails to promote health and wellbeing and provide a safe and appropriate environment for future occupants and protect public safety, contrary to Policies HQ1 and H7 of the Central Bedfordshire Local Plan (2021), and Policy P5 of the National Planning Policy Framework (NPPF) (2026). |
| 3)
There is insufficient information provided to establish the effects of the development on protected species and their habitat, and the extent to which they could be affected by development along with any mitigation which may be required. As such, the Local Planning Authority cannot be satisfied that the proposal would have an acceptable impact upon protected species, with particular regard to bats, contrary to Policy EE3 of the Central Bedfordshire Local Plan (2021) and Policy N2 of the National Planning Policy Framework (NPPF) (2026). |
| 4)
The Council considers that the proposed development would, by reason of its proximity lying within a 12.6km distance of the Ashridge Commons and Woods Site of Special Scientific Interest within the Chiltern Beechwoods Special Area of Conservation add to the recreational disturbance in this area, and be likely to harm the integrity of the conservation purposes of the Special Area of Conservation. In the absence of an appropriate strategy to mitigate this harm, the proposal would be contrary to the Habitat Regulations, Policy EE3 of the Central Bedfordshire Local Plan (2021) and Policy N6 of the National Planning Policy Framework (NPPF) (2026). |
| 5)
It has not been sufficiently demonstrated that the access and internal layout can sufficiently accommodate larger vehicles likely to use the site and provide for adequate on site turning and manoeuvring provision. This has the potential to result in obstruction to the public highway, which would be prejudicial to highway safety. The proposal would therefore be contrary to Policy T2 of the Central Bedfordshire Local Plan (2021), and Policies TR3 and TR6 of the National Planning Policy Framework (NPPF) (2026). |
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