Baroona, Swannells Wood, Dunstable, LU6 2QB

ground floor rear extension with flat and pitched roof, first floor rear extension with pitched roof and replacement of garage roof

Authority: Central Bedfordshire
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Dade E

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies
the effect of the proposed development on the character and appearance of the area
the effect of the proposed development on the health and longevity of trees

What decided it

The proposal satisfied the Green Belt exception at Framework paragraph 154(c) because the cumulative footprint increase of 56% did not exceed the 60% proportionality threshold when the original canopy structure was properly included in the calculation.

Framework references: 142, 154, 189

Plan policies cited: Policy SP4, Policy HQ1, Policy EE7, Policy EE4

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.