99 Church Street, Langford, Biggleswade, SG18 9QA Data via plota.co.uk
CB/26/02483/FULL - Full Application
Approved
Proposal
Single storey side/rear extension with rooflight. Front porch extension. Loft conversion with rear box dormer and obscure glazed side facing window to existing gable. Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
11 Aug 2026
✓
Validated
12 Aug 2026
✓
Approved
1 Oct 2026
Approved on 1 Oct 2026 · Last checked 18 Oct 2026
Site constraints 4
Also on the record
Radon affected area, class 2; Local nature reserve about 451 m away: Henlow Common and Langford Meadows; Inside the Langford (Central Bedfordshire) built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 1, but it predates the buildings here and the current map does not class it as farmland.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site
Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) 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.
Sales history 1
Last sold for £355,000 in October 2019. Semi-detached house, freehold.
18 October 2019£355,000
Sale prices from HM Land Registry's price paid record, matched to this application by its address.
Building
Floor area107 m² (1,152 sq ft)
Energy ratingE (49 out of 100), could reach C
PropertySemi-detached house, 7 habitable rooms
Built1900 to 1929
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)
From the energy performance certificate lodged in February 2019, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate
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Important details
- Council
- Central Bedfordshire
- Application type
- Full Application
- Postcode
- SG18 9QA
- Received
- 11 Aug 2026
- Validated
- 12 Aug 2026
- Parish
- Langford
- Case officer
- Show
- Target decision
- 7 Oct 2026
- Decision
- Full Application - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )Reasons for Granting: The application site is a semi-detached, two-storey dwelling located on the east side of Church Street, Langford. No. 99 is constructed of red and buff brickwork featuring black timber framing, white render, and a tiled gable roof with a gable front projection. The property currently benefits from a single-storey rear projection and open canopy porch to the principal elevation. The proposal consists of the erection of a single-storey side/rear extension with a rooflight, a front porch extension, a loft conversion with rear box dormer and the installation of an obscure glazed, side facing window to the existing gable. The proposed rear extension would have a depth of 6.7 metres, a width of 7 metres, and an overall flat roof height of 3.2 metres. The proposed front porch would have a depth of 1.2 metres, a width of 1.9 metres, and would retain the eaves and mono-pitched roof of the existing porch canopy. To the rear roof slope, the proposed dormer would have a depth of 3.5 metres, a width of 6 metres, and a maximum flat roof height to 2.6 metres. Church Street is characterised by dwellings of varied age, scale and design, with several extensions to other properties evident within the streetscene. The proposed side/rear extension would be largely retained to the rear of the property, extending beyond the south (side) elevation of the dwelling by some 1.5 metres. This would remain set back from the streetscene by a minimum of 15.5 metres, and therefore would not form a prominent feature within the public realm. This addition would be sited on existing hardstanding and partially within the footprint of the existing rear projection, and therefore would form a proportionate addition to the host dwelling. To the front of the property, the proposed porch extension would remain entirely within the footprint of the existing porch canopy and would not exceed the established building line of this elevation. A variety of frontages across the area are noted, and therefore this extension is considered a minor alteration which would not give rise to any adverse impact to the character and appearance of the area. To the rear roof slope, the proposed rear dormer would also form a proportionate addition to the host dwelling, confined to the rear roof slope and therefore not readily visible within the streetscene. The dormer would also be of a scale comparable to that which could be reasonably achieved under permitted development rights. This extension would be finished in materials to match that of the existing roof and as such the proposal is not considered to give rise to any detrimental impact on the character and appearance of the area. The proposed new window would represent a minor addition to the host dwelling, which would have no material impact on its character and appearance. Regarding the siting of the proposal, the most potentially impact neighbouring dwellings are deemed to be adjoining neighbours No. 97 and No. 101 Church Street. To the north, the proposed rear extension would be sited adjacent to the shared boundary with No. 97 Church Street, however, would not surpass the depth or height of the existing rear projection at the application site, which currently sits on along this boundary. Given this relationship, this neighbouring dwelling would remain entirely screened from the proposal and the works would not give rise to any impacts on neighbouring amenity. To the south, the proposal would be sited some 2.8 metres from No. 101 Church Street, given this retained separation distance, and the single-storey nature of the extension, it would not be considered to give rise to any overbearing impact or loss of light to this neighbouring dwelling. The proposal includes the installation of an obscurely glazed, second-storey window to the south elevation facing No. 101, this neighbouring dwelling has no upper floor windows on the north elevation, and as such there would be no opportunities for overlooking or loss of privacy between properties. The proposed rear dormer would be retained at roof level and would not overlook any properties to the rear of the dwelling, and as such would not be considered to give rise to any adverse impacts on the amenity of neighbouring dwellings. The proposal would increase the number of bedrooms in the dwelling from three to four. As shown on plan number A010 there are sufficient parking arrangements for three spaces at the property and adequate parking has been retained in line with the Parking Standards SPD. Langford Parish Council were consulted on this application and did not provide any comments. The Archaeological Officer was consulted on this application and raised no objections. The application was subject to public consultation and no representations were received. The proposal is therefore considered to be in accordance with the Langford Neighbourhood Plan, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Chapter 14 of the National Planning Policy Framework (NPPF).Reasons for Granting: The application site is a semi-detached, two-storey dwelling located on the east side of Church Street, Langford. No. 99 is constructed of red and buff brickwork featuring black timber framing, white render, and a tiled gable roof with a gable front projection. The property currently benefits from a single-storey rear projection and open canopy porch to the principal elevation. The proposal consists of the erection of a single-storey side/rear extension with a rooflight, a front porch extension, a loft conversion with rear box dormer and the installation of an obscure glazed, side facing window to the existing gable. The proposed rear extension would have a depth of 6.7 metres, a width of 7 metres, and an overall flat roof height of 3.2 metres. The proposed front porch would have a depth of 1.2 metres, a width of 1.9 metres, and would retain the eaves and mono-pitched roof of the existing porch canopy. To the rear roof slope, the proposed dormer would have a depth of 3.5 metres, a width of 6 metres, and a maximum flat roof height to 2.6 metres. Church Street is characterised by dwellings of varied age, scale and design, with several extensions to other properties evident within the streetscene. The proposed side/rear extension would be largely retained to the rear of the property, extending beyond the south (side) elevation of the dwelling by some 1.5 metres. This would remain set back from the streetscene by a minimum of 15.5 metres, and therefore would not form a prominent feature within the public realm. This addition would be sited on existing hardstanding and partially within the footprint of the existing rear projection, and therefore would form a proportionate addition to the host dwelling. To the front of the property, the proposed porch extension would remain entirely within the footprint of the existing porch canopy and would not exceed the established building line of this elevation. A variety of frontages across the area are noted, and therefore this extension is considered a minor alteration which would not give rise to any adverse impact to the character and appearance of the area. To the rear roof slope, the proposed rear dormer would also form a proportionate addition to the host dwelling, confined to the rear roof slope and therefore not readily visible within the streetscene. The dormer would also be of a scale comparable to that which could be reasonably achieved under permitted development rights. This extension would be finished in materials to match that of the existing roof and as such the proposal is not considered to give rise to any detrimental impact on the character and appearance of the area. The proposed new window would represent a minor addition to the host dwelling, which would have no material impact on its character and appearance. Regarding the siting of the proposal, the most potentially impact neighbouring dwellings are deemed to be adjoining neighbours No. 97 and No. 101 Church Street. To the north, the proposed rear extension would be sited adjacent to the shared boundary with No. 97 Church Street, however, would not surpass the depth or height of the existing rear projection at the application site, which currently sits on along this boundary. Given this relationship, this neighbouring dwelling would remain entirely screened from the proposal and the works would not give rise to any impacts on neighbouring amenity. To the south, the proposal would be sited some 2.8 metres from No. 101 Church Street, given this retained separation distance, and the single-storey nature of the extension, it would not be considered to give rise to any overbearing impact or loss of light to this neighbouring dwelling. The proposal includes the installation of an obscurely glazed, second-storey window to the south elevation facing No. 101, this neighbouring dwelling has no upper floor windows on the north elevation, and as such there would be no opportunities for overlooking or loss of privacy between properties. The proposed rear dormer would be retained at roof level and would not overlook any properties to the rear of the dwelling, and as such would not be considered to give rise to any adverse impacts on the amenity of neighbouring dwellings. The proposal would increase the number of bedrooms in the dwelling from three to four. As shown on plan number A010 there are sufficient parking arrangements for three spaces at the property and adequate parking has been retained in line with the Parking Standards SPD. Langford Parish Council were consulted on this application and did not provide any comments. The Archaeological Officer was consulted on this application and raised no objections. The application was subject to public consultation and no representations were received. The proposal is therefore considered to be in accordance with the Langford Neighbourhood Plan, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Chapter 14 of the National Planning Policy Framework (NPPF). 2 )Based on information submitted there are no known issues raised in the context of Human Rights / The Equalities Act 2010 and as such there would be no relevant implications.Based on information submitted there are no known issues raised in the context of Human Rights / The Equalities Act 2010 and as such there would be no relevant implications. 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 )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. 5 )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
- Decision date
- 1 Oct 2026
- Agent
- Show
How this decision compares
Decided in 50 days from validation, 4 days faster than Central Bedfordshire's median of 54 for extensions. Approved, as 90% of extensions here are.
This one50d
Council54d
UK55d
77%decided within 8 weeks
90%approved
100%go to committee
Plota live figures for extensions decided by Central Bedfordshire in the last twelve months, from validation. Central Bedfordshire decision record →
Public comments
No public comments yet.
Last counted 18 Oct 2026
Consultation & key dates
- Consultation
- 12 Aug 2026
- Comments by
- 22 Sept 2026
- Site or press notice
- 28 Aug 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
2024
Approved
Langford Lower School, Church Street, Langford, Biggleswade, SG18 9QA
Retrospective: Siting of one modular classroom
2025
Withdrawn
81 Church Street, Langford, Biggleswade, SG18 9QA
New detached garage
2024
Approved
8 Roe Deer Meadow, Langford, Biggleswade, SG18 9GJ
New front porch extension
2023
Approved
85 Church Street, Langford, Biggleswade, SG18 9QA
Lawful Development Certificate Proposed: Addition of roof lights and additional windows t…
2023
Approved
71 Church Street, Langford, Biggleswade, SG18 9QA
Removal of existing flue and replacement of new flue to the rear elevation
2022
Withdrawn
71 Church Street, Langford, Biggleswade, SG18 9QA
Removal of existing flue and construction of new flue on rear elevation
2022
Approved
Langford Lower School, Church Street, Langford, Biggleswade, SG18 9QA
Installation of a canopy to cover an existing outside space
2021
Approved
Langford Lower School, Church Street, Langford, Biggleswade, SG18 9QA
Installation of a double temporary modular classroom.
2021
Approved
71 Church Street, Langford, Biggleswade, SG18 9QA
Retrospective alteration to shop front and new installation of awning
2021
Approved
71 Church Street, Langford, Biggleswade, SG18 9QA
Retrospective illuminated fascia panel and illuminated projecting sign
2019
Approved
Langford Lower School, Church Street, Langford, Biggleswade, SG18 9QA
Extension to classroom
2019
Approved
105 Church Street, Langford, Biggleswade, SG18 9QA
Two storey side extension
2019
Withdrawn
Langford Lower School, Church Street, Langford, Biggleswade, SG18 9QA
Extension to existing classroom building to create on-site day nursery.
2019
Approved
111 Church Street, Langford, Biggleswade, SG18 9QA
Change of use of the first floor from residental flat to admin & storage space in connect…
2019
Approved
62 Church Street, Langford, Biggleswade, SG18 9QA
First floor rear extension
2019
Refused
Land west of Church Street, Langford, Biggleswade, SG18 9QA
Outline Application for up to 95 dwellings and associated public open space, with all mat…
2018
Refused
Loft Farm and West of Church Street Langford Biggleswade SG18 9QA
Outline planning application for up to 95 dwellings and associated public open space, wit…
2017
Approved
74 Church Street, Langford, Biggleswade, SG18 9QA
Construction of a detached double garage with pitched roof, 2 x dormers and first floor s…
2017
Withdrawn
74 Church Street, Langford, Biggleswade, SG18 9QA
Detached double garage with dormers to front elevation.
2017
Approved
72 Church Street, Langford, Biggleswade, SG18 9QA
Single storey porch front elevation
2017
Approved
105 Church Street, Langford, Biggleswade, SG18 9QA
Erection of 2 storey rear extension.
2017
Approved
The Plough, 77 Church Street, Langford, Biggleswade, SG18 9QA
Community Right to Bid: The Plough, Langford.
2016
Approved
92 Church Street, Langford, Biggleswade, SG18 9QA
Proposed new flat roof dormer over existing garage. Modernisation of front elevation
2024
Approved
8 Roe Deer Meadow, Langford, Biggleswade, SG18 9GJ
Non-material amendment to planning permission CB/24/00505/FULL (New front porch extension…
2023
Approved
Land west of Church Street, langford, Biggleswade, SG18 9QA
Modification of Section 106 Agreement attached to planning permission CB/18/02373/OUT Out…
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
Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.
Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.
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99 Church Street, Langford, Biggleswade, SG18 9QA
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