®Planning appeal decision
29 Mill Street, BEDFORD, MK40 3EU
Part extension to building above modern central section to add second floor and change of use from and subdivision of nightclub (sui generis) to provide 23 new apartments (C3) with associated alterations to fenestration includin g insertion of windows, doors and rooflights
- Authority
- Bedford Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Edginton A
Main issues, as the Inspector framed them
- Whether the development would preserve the Grade II listed Howard Congregational Church, and whether the development would preserve or enhance the character or appearance of the Bedford Conservation Area
- The effects of the development on the living conditions of future occupiers with regard to outlook and noise
- Whether the development would accord with local policies with regard to air quality
- Whether the development would accord with local policies with regard to climate change
- Whether the development would accord with local policies with regard to affordable housing
What decided it
The proposed fenestration changes would substantially undermine the visual focus and integrity of the chapel's retained historic fabric, and the poor outlook for approximately half the units would adversely affect living conditions, with these harms outweighing the public benefits of providing a viable use and housing supply.
The public benefits of securing a viable use for the listed building and providing 23 residential units in a sustainable town centre location were insufficient to outweigh the less than substantial harm to the heritage assets and the harm to living conditions and air quality compliance.
Framework references: 135, 205, 208
Plan policies cited: LP Policy 30, LP Policy 47S, LP Policy 32, LP Policy 2S, LP Policy 51S, LP Policy 53, LP Policy 58S
The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.