®Planning appeal decision
29 Mill Street, Bedford, MK40 3EU
Planning appeal 3329269 at 29 Mill Street, Bedford, MK40 3EU (Bedford Borough Council) was dismissed on 12 August 2024 by Inspector Edginton A, by written representations. The main issue, as the Inspector framed it: 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.
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
- Postcode
- MK40 3EU
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.
What the Inspector cited
- Development plan policies
- LP Policy 30LP Policy 47SLP Policy 32LP Policy 2SLP Policy 51SLP Policy 53LP Policy 58S
- National Planning Policy Framework
- Paragraph 135Paragraph 205Paragraph 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.
See how each was appliedThe decision letter
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With an account
What an account adds to this 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.