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Dismissed10 November 20233308165

Land to the Rear of Figaro House, Mill Street, Bedford, Bedfordshire, MK30 3EU

Planning appeal 3308165 at Land to the Rear of Figaro House, Mill Street, Bedford, Bedfordshire, MK30 3EU (Bedford Borough Council) was dismissed on 10 November 2023 by Inspector Savage K, by written representations. The main issue, as the Inspector framed it: The design of the proposal and its effect on the character and appearance of the area.

erection of a part three, part four and part five storey residential block raised over existing parking area, containing nine self-contained car free units with bicycle and bin storage

Authority
Bedford Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Savage K
Postcode
MK40 3EU

Main issues, as the Inspector framed them

  • The design of the proposal and its effect on the character and appearance of the area
  • The effect of the proposal on the character and appearance of the Bedford Conservation Area and the setting of the listed Howard Congregational Church
  • Whether the proposal would provide adequate access, parking and cycle storage
  • The effects on the living conditions of neighbouring occupants, with respect to privacy, outlook and overbearing effect
  • Whether the proposal would provide a satisfactory standard of accommodation for future occupants, having regard to the proximity of external noise sources and air pollution
  • Whether adequate waste storage would be provided

What decided it

The cumulative harm arising from poor design, heritage impact, highway safety concerns, neighbours' living conditions and inadequate accommodation standards, combined with insufficient public benefits to outweigh development plan conflict, justified dismissal of both appeals.

What the Inspector cited

Development plan policies
Policy 28SPolicy 29Policy 30Policy 31Policy 32Policy 41SPolicy 47S
National Planning Policy Framework
Paragraph 202

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 2023

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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.