®Planning appeal decision
45 Saracens Head , High Street South, Dunstable , Bedfordshire , LU6 3RZ
Planning appeal 3360035 at 45 Saracens Head , High Street South, Dunstable , Bedfordshire , LU6 3RZ (Central Bedfordshire) was dismissed on 25 July 2025 by Inspector Marriott H, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area including whether or not it preserves or enhances the character or appearance of the Dunstable Conservation Area (CA).
the demolition of existing buildings and construction of 6 new cottage dwellings
- Authority
- Central Bedfordshire
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Marriott H
- Postcode
- LU6 3RZ
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area including whether or not it preserves or enhances the character or appearance of the Dunstable Conservation Area (CA)
- whether the proposed development would provide suitable living conditions for future occupiers, with particular regard to light, outlook and private amenity space
What decided it
The less than substantial harm to the character and appearance of the Dunstable Conservation Area, when weighed against the modest public benefits of six dwellings, was not sufficient to justify the proposal under the Framework's heritage protection policies.
the modest public benefits of six dwellings and associated economic and sustainability benefits were outweighed by the less than substantial harm to the significance of the designated heritage asset (the Conservation Area) and the harm to living conditions of future occupiers
What the Inspector cited
- Development plan policies
- Policy HQ1Policy HE3
- National Planning Policy Framework
- Paragraph 215Paragraph 135
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
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
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.