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Planning appeal decision

Notice varied and upheld28 April 20253303840

Land Known As Land South West of The Manor, Pertenhall Road, Keysoe, Bedfordshire, MK44 2HR

Planning appeal 3303840 at Land Known As Land South West of The Manor, Pertenhall Road, Keysoe, Bedfordshire, MK44 2HR (Bedford Borough Council) was allowed in part (a split decision) on 28 April 2025 by Inspector Pleasant L, following an inquiry. The main issue, as the Inspector framed it: the effect of the development on ecology, including protected species and biodiversity.

change of use of land for 2 Gypsy/Traveller Pitches comprising the siting of 1 mobile home, 1 touring caravan, alongside formation of hardstanding, access, gates, and boundary treatments (Retrospective), and the proposed erection of 1 dayroom per pitch

Authority
Bedford Borough Council
Appeal type
enforcement · Enforcement Notice
Procedure
Inquiry
Development
caravan-gypsy · Change of use
Inspector
Pleasant L
Postcode
MK44 2HR

Main issues, as the Inspector framed them

  • the effect of the development on ecology, including protected species and biodiversity
  • the effect of the development on the character and appearance of the area, including any impact on the adjoining Public Right of Way
  • whether the occupants of the site would have reasonable access to services and facilities
  • whether the occupants of the site would be at risk from surface water flooding

What decided it

The significant and demonstrable harm to landscape character/appearance and ecology outweighed the benefits of the lack of 5-year pitch supply and the appellants' personal circumstances under the NPPF paragraph 11(d)(ii) balance.

The adverse impacts of granting planning permission (substantial harm to landscape character and the PROW, significant harm to ecology, moderate harm from poor accessibility and intentional unauthorised development) significantly and demonstrably outweighed the benefits (significant weight from the lack of a 5-year supply of deliverable pitches and substantial weight from personal circumstances/best interests of the child), so the tilted balance under NPPF paragraph 11(d)(ii) favoured refusal.

What the Inspector cited

Development plan policies
Policy 42SPolicy 43Policy 37Policy 7SPolicy 28SPolicy 29Policy 63Policy 92Policy 6Policy 20
National Planning Policy Framework
Paragraph 11Paragraph 83Paragraph 115Paragraph 135Paragraph 187Paragraph 193
Judgments
Doncaster MBC v FFS & Angela Smith [2007]; Braintree DC v SOSCLG [2018] 2P.& C.R.9; Ardagh Glass v Chester CC & Quinn Glass [2009] EWHC 745 (Admin); South Bucks DC v Porter No 2 [2002] 1 WLR 1953; Zoumbas v Secretary of State for the Home Office [2013] 1 WLR 3690

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Bedford Borough Council

The authority’s record since 2016 · every decision in 2025

  1. Allowed21 September 20263373400
    14 Woodman Way, Wootton, Bedford, MK43 9RX
  2. Notice upheld18 September 20263369354
    23 Littlebrook Lane, Wootton, Bedford, Bedfordshire, MK43 9RA
  3. Notice varied and upheld17 July 20263357700
    Land Rear 3 Great North Road, , Chawston, Bedfordshire, MK44 3BD
  4. Notice upheld28 April 20263355359
    Land Known As 10-12 Iddesleigh Road, MK40 4LW
  5. Notice upheld24 March 20263372991
    Top Farm, The Lane, Wyboston, Bedfordshire, MK44 3AS

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.