The Marbrook Centre, Phoenix Park, Wyboston, St Neots, Bedfordshire, PE19 8EP

Planning appeal 3356951 at The Marbrook Centre, Phoenix Park, Wyboston, St Neots, Bedfordshire, PE19 8EP (Bedford Borough Council) was dismissed on 13 June 2025 by Inspector Harding C, by written representations. The main issue, as the Inspector framed it: The effect of the proposal upon the living conditions of existing occupiers with particular reference to light and outlook.

the erection of two, three storey extensions to the rear wings of the existing building to create eight new units

Authority: Bedford Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: community-institutional · Other minor developments
Inspector: Harding C
Postcode: PE19 8EP

Main issues, as the Inspector framed them

The effect of the proposal upon the living conditions of existing occupiers with particular reference to light and outlook

What decided it

The unacceptable harm to the living conditions of existing occupiers through significant loss of sunlight, which would conflict with the development plan and could not be outweighed by the benefits of additional care provision and modest housing contribution.

The benefits of eight additional care units (substantial weight), modest contribution to housing supply (moderate weight), efficient use of previously-developed site, and economic benefits were significantly and demonstrably outweighed by the substantial harm to living conditions through loss of sunlight.

What the Inspector cited

Development plan policies: Policy 32
National Planning Policy Framework: Paragraph 11Paragraph 130

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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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.