Two dwellings at The Royal George, Stagsden, Bedford

What was proposed

The application proposed converting the former public house into one dwelling and building another dwelling in its former car park.

“This application seeks planning permission for the change of use and alteration of The Royal George Public House to form a dwelling, together with the erection of one new dwelling within the former public house car park.”

Officer report

The site and surroundings

The vacant former public house is a two-storey historic building with a car park and garden, surrounded mainly by residential development.

“The application site comprises The Royal George, a two-storey former public house dating from the late 19th century, together with its associated car park and garden area. The building is currently vacant and has not been operational for a considerable period of time.”

“The existing building is of traditional construction and retains a number of historic architectural features including a symmetrical frontage, sash windows and a hipped tiled roof with chimney stacks. The property is set slightly back from the established building line along High Street, with a car park area located to the south of the building and a garden area to the rear.”

Officer report

Earlier applications and appeal

Earlier permissions and refusals concerned housing, viability, marketing, heritage and highways; a 2025 appeal was dismissed only over bus-stop highway safety.

“In a decision dated 22 January 2025, the Planning Inspector dismissed the appeal. However, this was solely on the grounds of highway safety, specifically relating to the proximity of the proposed access arrangements to an existing bus stop and uncertainty regarding its relocation.”

“Following the appeal decision, a pre-application enquiry (ref. 25/00030/PREAPP) was submitted seeking advice specifically in relation to resolving the outstanding highway safety concerns through the relocation of the bus stop.”

Officer report

What officers recommended

Officers recommended approval subject to a legal agreement securing bus-stop relocation and planning conditions.

“In summary, officers consider that the key issue identified by the Planning Inspector has now been addressed through the revised bus stop arrangement, the support of the Highway Authority and the proposed Section 106 Agreement securing delivery of the required works.”

“Accordingly, officers recommend approval subject to the completion of a Section 106 Agreement securing the relocation of the bus stop and the conditions set out within the report.”

Officer report

Why officers supported it

Officers considered the highway issue resolved, the listed-building setting preserved and the housing and reuse benefits greater than the heritage harm.

“The Highways Officer further confirms that, with the relocation secured and delivered by the applicant, the proposal would not result in harm to highway safety.”

“Given that the Highway Authority raises no objection and is satisfied that the previous concerns have been resolved, it is considered that the proposal would provide safe and suitable access for all users and would not result in an unacceptable impact on highway safety.”

Officer report

Consultees’ views

The parish council and highways, environmental health, waste and ecological advisers raised no objection, subject to conditions where specified.

“CAMRA North Bedfordshire Branch No comments received Stagsden Parish Council No objection Highways (Development Control) Officer No objection subject to conditions Env Health & Trading Standards No objection Scientific Officer No comments received Waste Services Manager No objection subject to conditions Housing Development No comments received Policy Section No comments received Natural England No comments received Conservation Officer The proposal would result in a…”

Officer report

Residents’ views

Seventeen representations were received: three supported the proposal and fourteen objected over the public house loss, heritage, highways, parking and site impacts.

“In accordance with the requirements of Article 15(5) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the application was publicised by way of neighbour notification letters and site notices. A total of 17 representations were received from 16 separate households. Of these, 3 representations were in support of the proposal and 14 representations objected.”

“* Highway safety implications arising from the proposed access arrangements and relocation of the bus stop. * Adequacy of on-site parking provision and the potential for increased on-street parking pressure. * Impact upon the operation of surrounding highway users, including existing residents and agricultural vehicles. * Loss of a community meeting place and its contribution to community cohesion and social wellbeing.”

Officer report

The committee update

The Team Leader Development Management clarified that both dwellings would exceed national internal space standards and provide satisfactory living conditions.

The committee’s decision

Permission was granted in accordance with the recommendation of the Head of Planning and Building Control.

“That permission be granted in respect of the above application in accordance with the recommendation of the Head of Planning and Building Control.”

“(Note Councillor Weir declared an interest and left the Council Chamber and did not take part in the discussion or vote on this matter).”

Minutes

Main planning requirements

The permission included requirements covering access, parking, design, heritage, trees, landscaping, waste, biodiversity and wildlife-sensitive lighting.

“REASON: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises in accordance with Policy 31 of the Bedford Borough Local Plan 2030. The new accesses shall not be brought into use until any existing vehicular access not incorporated within the approved scheme has been removed and reinstated to match the adjacent footway, verge and kerbing.”

“- 117 - REASON: To secure measurable biodiversity enhancements and to comply with Policies 42S and 43 of the Bedford Borough Local Plan 2030 19. Prior to first occupation of either dwelling, a Wildlife Sensitive Lighting Strategy shall be submitted to and approved in writing by the Local Planning Authority.”

Officer report