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Dismissed30 March 20263375166

Land Between 7 and 15 The Rye, Eaton Bray, Dunstable, LU6 2BQ

Planning appeal 3375166 at Land Between 7 and 15 The Rye, Eaton Bray, Dunstable, LU6 2BQ (Central Bedfordshire) was dismissed on 30 March 2026 by Inspector Bayliss G, by written representations. The main issue, as the Inspector framed it: Whether or not the proposal would be inappropriate development in the Green Belt, having regard to the Framework and any relevant development plan policies.

the erection of a 3 bedroom self-build dwelling

Authority
Central Bedfordshire
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Bayliss G
Postcode
LU6 2BQ

Main issues, as the Inspector framed them

  • Whether or not the proposal would be inappropriate development in the Green Belt, having regard to the Framework and any relevant development plan policies
  • The effect of the proposal on the openness of the Green Belt and the purposes of including land within it
  • The effect of the proposal on the character and appearance of the area, including the significance of a listed building
  • If the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the proposal

What decided it

The harm to the significance of the Grade II listed building and to Green Belt openness and purposes, combined with harm to character and appearance, is not clearly outweighed by the limited public benefits, and very special circumstances do not exist to justify inappropriate development in the Green Belt.

The public benefits of housing supply, self-build provision and economic benefits (limited weight) do not clearly outweigh the substantial harm to Green Belt openness, the moderate less-than-substantial harm to the significance of the listed building (commanding considerable weight), and harm to character and appearance; the balance tips decisively against the proposal.

What the Inspector cited

Development plan policies
Policy SP4Policy HE3Policy HQ1Policy EE5
National Planning Policy Framework
Paragraph 11Paragraph 143Paragraph 149Paragraph 154Paragraph 155Paragraph 202Paragraph 215
Judgments
Wood v SSCLG and Gravesham BC [2015] EWCA Civ 195; Braintree DC v SSCLG [2018] EWCA Civ 610

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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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.