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Dismissed16 January 20253340248

Land North of Cobbitts Road,, Cobbitts Road , Mauden , Beds , MK45 2ED

Planning appeal 3340248 at Land North of Cobbitts Road,, Cobbitts Road , Mauden , Beds , MK45 2ED (Central Bedfordshire) was dismissed on 16 January 2025 by Inspector Catcheside E, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on Local Green Space (LGS) and the character and appearance of the area.

erection of 5 detached dwellings and garages, with associated access road

Authority
Central Bedfordshire
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Catcheside E
Postcode
MK45 2ED

Main issues, as the Inspector framed them

  • The effect of the proposal on Local Green Space (LGS) and the character and appearance of the area
  • The effect on biodiversity and protected species
  • The effect on archaeological remains

What decided it

The designation of the site as Local Green Space in the made Neighbourhood Plan, combined with the absence of very special circumstances to justify inappropriate development, and the identified harms to protected species and archaeology, mean the proposal conflicts with the development plan and material considerations do not indicate it should be decided otherwise.

The modest contribution of five dwellings to housing supply does not amount to very special circumstances required to justify inappropriate development in designated Local Green Space; even if the tilted balance were engaged due to housing land supply shortfall, the harm to LGS as an area of particular importance provides a strong reason for refusal under paragraph 11d)i of the Framework.

What the Inspector cited

Development plan policies
Policy M8Policy M3Policy M6Policy HQ1Policy EE5Policy EE2Policy EE3Policy HE1
National Planning Policy Framework
Paragraph 107Paragraph 108Paragraph 154Paragraph 11

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 Central Bedfordshire

The authority’s record since 2016 · every decision in 2025

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  4. Allowed9 March 20263372878
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  5. Allowed13 February 20266002155
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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.