The Cricketers, Manor Road, Caddington, Luton, LU1 4EE

demolition of existing Public House and erection of a new building incorporating 9 flats with associated parking

Authority: Central Bedfordshire
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Owen A

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area including the setting of the Caddington Conservation Area (CCA)
the effect on highway safety
whether the loss of the community facility has been satisfactorily justified
the effect of the development on the Chilterns Beechwoods Special Area of Conservation (SAC)

What decided it

The proposal conflicted with the development plan on three independent grounds: harm to character and appearance, insufficient parking provision affecting highway safety, and unjustified loss of a community facility, with no material considerations to outweigh these conflicts.

Plan policies cited: HE3, HQ1, T3, HQ3

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
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