Land to the rear of Brookfield, 105 High Street, Sharnbrook, BEDFORD, MK44 1PE

Main issues, as the Inspector framed them

• Appeal A: whether the proposed development would comprise a conversion; the effect on highway safety; the effect with regard to flood risk; whether the location or siting makes it impractical or undesirable for the building to change to Class C3 use, with particular regard to waste/recycling collection and access for fire services
• Appeal B and C: whether the principle of a dwelling on the appeal site is acceptable with regard to the development plan strategy for residential development location; the effect on character and appearance; the effect on flood risk; whether adequate provision is made for waste collection; whether adequate provision is made for fire brigade access

What decided it

For Appeal A: the proposal comprises a genuine conversion of an existing building capable of conversion with only minor works required. For Appeal B: the proposed detached garage would be a prominent urbanising feature harmful to rural character, and insufficient evidence on surface water drainage was provided. For Appeal C: the fallback position of three dwellings under Appeal A is a material consideration of significant weight that outweighs the conflict with development plan policies, as one dwelling would be materially less harmful than three.