Rose Tree Cottage Moor End Road, Radwell, BEDFORD, MK43 7HY

‘the erection of a single new four-bedroom dwelling on land to north of Rose Tree Cottage with associated access, detached single garage and associated works

Authority: Bedford Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Caine M

Main issues, as the Inspector framed them

Whether the site is an appropriate location for the proposed development, having regard to the development strategy for the area
The effect of the proposed development on the character and appearance of the area
The effect of the proposed development on ecological interests

What decided it

The adverse impacts of granting planning permission, comprising unsuitability of location, unacceptable harm to character and appearance, and potential harm to protected species, significantly and demonstrably outweigh the limited benefits of a single dwelling when assessed against the Framework as a whole.

Although the Council cannot demonstrate a five-year housing land supply and the tilted balance applies, the substantial harms to location suitability, character and appearance, and potential ecological harm significantly and demonstrably outweigh the limited benefits of a single dwelling and personal circumstances, such that the proposal is not sustainable development.

Framework references: 11, 15, 99

Plan policies cited: Policy 6, Policy 28S, Policy 29, Policy 30, Policy 38, Policy 39, Policy 42S, Policy FR1, Policy FR5

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.