Sandpit, Great Lane, Clophill , Bedford, Bedfordshire, MK45 4BQ

Main issues, as the Inspector framed them

• whether the site is a suitable location for a new dwelling, having regard to the development plan and accessibility to services and facilities
• the effect of the proposal on the character and appearance of the area
• the effect of the development on protected species
• whether, in the event that harm is identified in respect of the above issues, there are other considerations which would indicate a decision otherwise than in accordance with the development plan

What decided it

The adverse impacts of unsuitable location, harm to character and appearance, and insufficient ecological information significantly and demonstrably outweigh the social and economic benefits of delivering a single self-build dwelling.

The adverse impacts of unsuitable location outside the settlement envelope with reliance on private motor vehicles, harm to character and appearance in a sensitive rural transition area, and insufficient ecological surveys significantly and demonstrably outweigh the modest social and economic benefits of delivering a single self-build dwelling, such that the presumption in favour of sustainable development does not apply.