| Conditions or Reasons for Planning Application - CB/26/02388/FULL |
| Conditions or Reasons: | | 1)
The proposed dwelling, by reason of its siting, scale and constrained relationship with the surrounding built form, would appear cramped, contrived and incongruous within its setting, failing to respond positively to the character and appearance of the area and resulting in the loss of the visual amenity contribution provided by the site. The proposal would therefore be contrary to Policies HQ1 and HQ10 of the Central Bedfordshire Local Plan (2021), Policy DP3 of the National Planning Policy Framework (NPPF) (2026), Policy ARL2 of the adopted Arlesey Neighbourhood Plan (2018) and the Central Bedfordshire Design Guide (2023). |
| 2)
By reason of the close siting of the proposed dwelling to the northern boundary and its proximity to the neighbouring flats within 82A House Lane to the north-east and 82 House Lane to the north-west, the first-floor rear-facing windows would result in harmful overlooking and an unacceptable loss of privacy to these neighbouring properties, including the private amenity space directly adjacent to the northern boundary of the site. By reason of the scale and siting of the proposed dwelling in relation to these neighbouring properties, the development would also result in an unacceptable loss of light and an adverse overbearing impact on the occupiers of these properties. The proposed development would therefore result in unacceptable harm to neighbouring residential amenity, contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Policy P3 of the National Planning Policy Framework (NPPF) (2026), Policy ARL2 of the adopted Arlesey Neighbourhood Plan (2018) and the Central Bedfordshire Design Guide (2023). |
| 3)
The rear bedroom window of the proposed dwelling would be subject to harmful overlooking from neighbouring properties and would not provide an adequate degree of privacy for future occupiers. The proposed side garden would also be constrained in its size and siting, resulting in an enclosed and oppressive outdoor environment that would be significantly overlooked by the front windows of Nos. 1 and 3 Glossop Way. The proposal would therefore fail to provide a high-quality internal living environment and a suitable standard of private external amenity space for future occupiers, contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Policy P3 of the National Planning Policy Framework (NPPF) (2026) and the Central Bedfordshire Design Guide (2023). |
| 4)
In the absence of information required in relation to Biodiversity Net Gain, as set out in Article 7(1A) of the Town and Country Planning (Development Management Procedure) (England) Order 2015 (DMPO), it has not been demonstrated that the proposed development would meet the mandatory requirements for BNG. It would therefore fail to comply with the statutory requirements set out within Schedule 7A of the Town and Country Planning Act 1990 (as amended) (as inserted by Schedule 14 of the Environment Act 2021). |
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