Mouse Farm Shefford Road, Clophill, Bedford, MK45 4BT

Planning appeal 3372822 at Mouse Farm Shefford Road, Clophill, Bedford, MK45 4BT (Central Bedfordshire) was dismissed on 9 February 2026 by Inspector Ellis D, 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 and the countryside.

erection of a detached self-build dwelling with garage and associated works

Authority: Central Bedfordshire
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Ellis D
Postcode: MK45 4BT

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the area and the countryside
the effect of the proposed development on biodiversity

What decided it

The adverse impacts of granting permission, comprising substantial harm to character and appearance and failure to demonstrate biodiversity net gain, would significantly and demonstrably outweigh the modest benefits of housing supply and economic growth when assessed against the Framework as a whole.

The modest benefits of one additional housing unit, economic advantages from construction and occupation, and provision of a self-build dwelling were significantly and demonstrably outweighed by the substantial harm to character and appearance and the failure to achieve 10% biodiversity net gain, applying the tilted balance under paragraph 11d)ii) of the Framework.

What the Inspector cited

Development plan policies: Policy SP7Policy EE5Policy HQ1Policy HQ8Policy EE2Policy EE8
National Planning Policy Framework: Paragraph 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.

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The decision letter

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More decisions in Central Bedfordshire

The authority’s record since 2016 · every decision in 2026

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Allowed9 March 20263372878
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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.