116 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT Data via plota.co.uk
CB/26/01531/FULL - Full Application
Refused
Proposal
Loft conversion with rear dormer, hip to gable roof including 4 rooflights Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
15 May 2026
✗
Refused
Appeal
Not lodged
Refused on · Last checked 12 Sept 2026
Site constraints 1
Also on the record
Inside the Dunstable built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site
Checked on 11 September 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.
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Important details
- Council
- Central Bedfordshire
- Application type
- Full Application
- Postcode
- LU5 5AT
- Received
- 15 May 2026
- Validated
- 15 May 2026
- Parish
- Houghton Regis
- Case officer
- Show
- Target decision
- 10 Jul 2026
- Decision
- Full Application - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )Reasons for Granting The application site relates to a detached two-storey dwelling located on the western side of Douglas Crescent in Houghton Regis. No. 116 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. Planning permission is sought for a loft conversion with a double hip to gable roof conversion. Also included within the proposal is a rear dormer with a Juliet balcony and four front rooflights. The proposed rear dormer would have an approximate width of 6.9 metres, a depth of 3.5 metres and a height of 2.6 metres. The hip to gable roof conversion would add bulk to the property, however, it would not be considered to dominate the original dwelling and as such would not be considered to have a detrimental impact on the character and appearance of the host dwelling. The conversion would be readily visible within the street scene of Douglas Crescent where the vast majority of dwellings have hipped roofs, however due to the presence of a gable end at 83 Douglas Crescent and a number of gable ends nearby on Houghton Road the roof conversion would not be considered to have a detrimental impact on the character and appearance of the area. The rear dormer would also add bulk to the property, however, as it's width would be considerably less than the width of the dwelling it would not be considered to dominate the original dwelling and therefore would not be considered to have a detrimental impact on the character and appearance of the host dwelling. The dormer would not be readily visible within the street scene of Douglas Crescent and as such would not be considered to have a detrimental impact on the character and appearance of the area. The front rooflights would be readily visible within the street scene, however, they would be considered a relatively minor alteration to the dwelling that would not have a detrimental impact on the character and appearance of the area. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan. The proposed dormer would not be considered to result in a loss of light or an overbearing impact to any neighbouring properties due to its modest size and separation distance to any neighbouring properties. In terms of neighbouring amenity, there are potential overlooking concerns with the neighbouring properties to the side and rear of the application site from the rear dormer, however, as a similar scheme could be sought under permitted development it is not considered that this would have a significant enough impact on the residential amenities of any neighbouring properties to justify refusal. There are no concerns regarding the installation of the four front rooflights as they would not directly look into a property and would be separated significantly from the properties opposite the application site. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. Therefore, it is considered that the proposal would not result in a detrimental impact on the residential amenities of any neighbouring properties and would be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan. On the basis of the scale and nature of the development, adequate parking has been retained. The proposal has been shown on plan to not create any additional bedrooms and as such will not be required to demonstrate further onsite parking. Therefore, the proposal would be in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan and Section 12 of the NPPF. Houghton Regis Town Council were consulted on the application, but no comments were received. Natural England were also consulted, but no comments were received. Neighbourhood Planning were consulted on the application and advised that the Houghton Regis Neighbourhood Plan is adopted, forms part of the CBC Development Plan and as such full weight can be given. The application was subject to public consultation, and no comments were received. The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for Granting The application site relates to a detached two-storey dwelling located on the western side of Douglas Crescent in Houghton Regis. No. 116 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. Planning permission is sought for a loft conversion with a double hip to gable roof conversion. Also included within the proposal is a rear dormer with a Juliet balcony and four front rooflights. The proposed rear dormer would have an approximate width of 6.9 metres, a depth of 3.5 metres and a height of 2.6 metres. The hip to gable roof conversion would add bulk to the property, however, it would not be considered to dominate the original dwelling and as such would not be considered to have a detrimental impact on the character and appearance of the host dwelling. The conversion would be readily visible within the street scene of Douglas Crescent where the vast majority of dwellings have hipped roofs, however due to the presence of a gable end at 83 Douglas Crescent and a number of gable ends nearby on Houghton Road the roof conversion would not be considered to have a detrimental impact on the character and appearance of the area. The rear dormer would also add bulk to the property, however, as it's width would be considerably less than the width of the dwelling it would not be considered to dominate the original dwelling and therefore would not be considered to have a detrimental impact on the character and appearance of the host dwelling. The dormer would not be readily visible within the street scene of Douglas Crescent and as such would not be considered to have a detrimental impact on the character and appearance of the area. The front rooflights would be readily visible within the street scene, however, they would be considered a relatively minor alteration to the dwelling that would not have a detrimental impact on the character and appearance of the area. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan. The proposed dormer would not be considered to result in a loss of light or an overbearing impact to any neighbouring properties due to its modest size and separation distance to any neighbouring properties. In terms of neighbouring amenity, there are potential overlooking concerns with the neighbouring properties to the side and rear of the application site from the rear dormer, however, as a similar scheme could be sought under permitted development it is not considered that this would have a significant enough impact on the residential amenities of any neighbouring properties to justify refusal. There are no concerns regarding the installation of the four front rooflights as they would not directly look into a property and would be separated significantly from the properties opposite the application site. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. Therefore, it is considered that the proposal would not result in a detrimental impact on the residential amenities of any neighbouring properties and would be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan. On the basis of the scale and nature of the development, adequate parking has been retained. The proposal has been shown on plan to not create any additional bedrooms and as such will not be required to demonstrate further onsite parking. Therefore, the proposal would be in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan and Section 12 of the NPPF. Houghton Regis Town Council were consulted on the application, but no comments were received. Natural England were also consulted, but no comments were received. Neighbourhood Planning were consulted on the application and advised that the Houghton Regis Neighbourhood Plan is adopted, forms part of the CBC Development Plan and as such full weight can be given. The application was subject to public consultation, and no comments were received. The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. 2 )This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority.This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority. 3 )GDP Policy Informative Central Beds Local Plan In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF).GDP Policy Informative Central Beds Local Plan In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF). 4 )Will a new extension affect your Council Tax Charge? The rate of Council Tax you pay depends on which valuation band your home is placed in. This is determined by the market value of your home as at 1 April 1991. Your property's Council Tax band may change if the property is extended.� The Council Tax band will only change when a relevant transaction takes place. For example, if you sell your property after extending it, the new owner may have to pay a higher band of Council Tax. If however you add an annexe to your property, the Valuation Office Agency may decide that the annexe should be banded separately for Council Tax.� If this happens, you will have to start paying Council Tax for the annexe as soon as it is completed. If the annexe is occupied by a relative of the residents of the main dwelling, it may qualify for a Council Tax discount or exemption.� Contact the Council for advice on 0300 300 8306. The website link is: https://www.centralbedfordshire.gov.uk/council-tax-bandsWill a new extension affect your Council Tax Charge? The rate of Council Tax you pay depends on which valuation band your home is placed in. This is determined by the market value of your home as at 1 April 1991. Your property's Council Tax band may change if the property is extended.� The Council Tax band will only change when a relevant transaction takes place. For example, if you sell your property after extending it, the new owner may have to pay a higher band of Council Tax. If however you add an annexe to your property, the Valuation Office Agency may decide that the annexe should be banded separately for Council Tax.� If this happens, you will have to start paying Council Tax for the annexe as soon as it is completed. If the annexe is occupied by a relative of the residents of the main dwelling, it may qualify for a Council Tax discount or exemption.� Contact the Council for advice on 0300 300 8306. The website link is: https://www.centralbedfordshire.gov.uk/council-tax-bands 5 )The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.
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Public comments
No public comments yet.
Last counted 12 Sept 2026
Consultation & key dates
- Consultation
- 15 May 2026
- Comments by
- 16 Jun 2026
Historical activity at this location
27 previous applications on record - archival context, not part of the live application.
This property
Previous applications at this address
Within ~100m
Nearby activity
2025
Approved
Unit 3, Arianne Business Centre, Blackburn Road, Houghton Regis, Dunstable, LU5 5DZ
Single storey side and rear extension
2023
Refused
Unit 3, Arianne Business Centre, Blackburn Road, Houghton Regis, Dunstable, LU5 5DZ
Erection of a side and rear extension to industrial building.
2023
Approved
108 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Two storey rear, single storey side and first floor side extensions and conversion of gar…
2022
Approved
14 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Proposed single storey rear extension
2022
Approved
16 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Non-material amendment to planning permission CB/21/02286/FULL (Erection of single storey…
2022
Approved
96 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Proposed detached garage building with pitched hipped roof and flat top crown roof.
2022
Approved
2 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Single storey side and rear wraparound extension.
2022
Approved
2 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Lawful Development Certificate Proposed:- Loft conversion over main and rear roof, with t…
2022
Approved
2 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Prior Notification of Householder Extension: Single storey rear extension
2022
Approved
96 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Non-material amendment to planning permission CB/21/02338/FULL (Two storey rear extension…
2022
Withdrawn
14 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Lawful Development Certificate Proposed: single storey rear extension
2021
Approved
86 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Erection of first floor side/rear extension
2021
Approved
96 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Two storey rear extension with pitched roof
2021
Approved
16 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Erection of single storey side/rear extension and erection of detached outbuilding
2020
Approved
9 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AS
Single Storey Rear Extension
2020
Approved
61 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AS
Proposed loft conversion incorporating rear dormer and rooflights, and alteration to roof…
2020
Approved
42 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Part Single/Part Two Storey Side and Rear Extensions
2019
Approved
83 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AS
Single storey rear extension.
2019
Approved
42 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Part single part two storey rear extension and extension to garage
2018
Approved
82 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Single storey side extension
2017
Approved
22 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Single storey rear extension
2016
Approved
96 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Single storey rear extension, first floor rear extension and alterations to main roof
2016
Approved
26-28 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Change of use - from 2 x 3 bedroom houses to 1 x 6 bedroom house and 1 x 1 bedroom ground…
2016
Approved
28 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Erection of conservatory to the rear of the dwelling house
2016
Approved
60 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
Single storey rear and two storey side extension
Central Bedfordshire
Planning Authority Score
6.3/10
Average
#88 of 296 councils
Relevant to this application:
Householder decisions
Central Bedfordshire is faster than most councils at deciding householder applications, ranking #62 out of 296. Householder applications are slightly more likely to be approved here (91%) than the national average (90%).
Faster than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application.
View full council performance
Central Bedfordshire decision statistics
Based on MHCLG data, the year to March 2026
84%
Overall approval rate
Below avg (87%) #218 of 296
91%
Householder approved
Above avg (90%) #169 of 296
76%
Decided in 8 weeks
Above avg (63%) #62 of 296
35%
Extended time limit
Below avg (41%) #99 of 296
61%
Minor dwellings approved
153 decided (1-9 homes)
86%
Major dwellings approved
29 decided (10+ homes)
73%
Change of use approved
45 decided
1,444
Total decisions
226 refused in the year to March 2026
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116 Douglas Crescent, Houghton Regis, Dunstable, LU5 5AT
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