Horse and Jockey, Church End, Ravensden, Bedford, MK44 2RR

Planning appeal 3320304 at Horse and Jockey, Church End, Ravensden, Bedford, MK44 2RR (Bedford Borough Council) was allowed in part (a split decision) on 7 February 2024 by Inspector Dyer I, by written representations. The main issue, as the Inspector framed it: Highway safety, with particular reference to access for all users and parking arrangements.

a conservatory extension, external staircase and replacement railings around existing roof terrace

Authority: Bedford Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Minor retail and services
Inspector: Dyer I
Postcode: MK44 2RR

Main issues, as the Inspector framed them

Highway safety, with particular reference to access for all users and parking arrangements
Living conditions of occupiers of neighbouring properties and amenity of users of the churchyard with particular reference to noise and disturbance
The character and appearance of the local area bearing in mind the special attention that should be paid to the desirability of preserving the setting of the nearby Grade I (All Saint's Church) and Grade II (Oak Cottage) listed buildings

What decided it

The external staircase and railings would facilitate use of the roof terrace, causing unacceptable harm to the setting of the Grade I listed church, increased noise disturbance to neighbours and churchyard users, and adverse highway safety impacts that outweighed the limited public benefits.

What the Inspector cited

Development plan policies: Policy 31Policy 32Policy 29Policy 41SPolicy 42SPolicy 43RNP5RNP9
National Planning Policy Framework: Paragraph 205Paragraph 206Paragraph 208

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.

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The decision letter

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22 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision

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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.