21 The Crescent, Stanford, Biggleswade, SG18 9JF Data via plota.co.uk
CB/26/00283/FULL - Full Application
Approved
Proposal
Single storey side extension Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
29 Jan 2026
✓
Validated
13 Feb 2026
✓
Approved
5 May 2026
Approved on 5 May 2026 · Last checked 13 Oct 2026
Site constraints 2
Agricultural land, grade 5
Very poor quality farmland, not best and most versatile. Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 2. The predicted grade is Defra's current estimate; only a site survey settles it.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Also on the record
Radon affected area, class 2.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site
Checked on 6 October 2026. 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 £207,000 in July 2013. Semi-detached house, freehold.
17 July 2013£207,000
Sale prices from HM Land Registry's price paid record, matched to this application by its address.
Building
Floor area124 m² (1,335 sq ft)
Energy ratingE (48 out of 100)
PropertySemi-detached house, 5 habitable rooms
Built1950 to 1966
HeatingBoiler and radiators, LPG
WallsCavity wall, filled cavity
From the energy performance certificate lodged in May 2026, 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 9JF
- Received
- 29 Jan 2026
- Validated
- 13 Feb 2026
- Parish
- Southill
- Case officer
- Show
- Target decision
- 10 Apr 2026
- Decision
- Full Application - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )Reasons for Granting: The application site is a two-storey, semi-detached dwelling located on the east side of The Crescent, Stanford. No.21 is constructed of brickwork featuring white render, with a gable tiled roof. The proposal consists of the erection of a single-storey side extension to the north elevation, this would have a width of 3.9 metres to the rear, a width of 2.8 metres to the front, a depth of 7.4 metres, with a height to the eaves of 2.5 metres and a maximum gable roof height of 3.5 metres. The overall footprint of the property would increase by some 25 square metres. This application follows pre-application advice for a similar scheme in which the proposal was considered a modest addition to the existing dwellinghouse and not to give rise to any detrimental impact on the character and appearance of the area. Although the officer was unable to make an accurate assessment regarding the impact on neighbouring amenity, by virtue of the angled nature of the site and the separation distance from neighbouring dwellings, it was concluded that it was unlikely for any overbearing impact or loss of light to neighbouring properties. The officer also raised that the proposal would be sited on land which is currently used as a driveway, this application has provided a parking plan which demonstrates the retention of three off-street parking spaces. Amendments have been made to the scheme prior to submission, including the alteration of the proposed hipped roof to a gable roof. The revised roof form would be in keeping with that of the host dwelling and is considered to represent a minor change to the previously proposed scheme. The Crescent is characterised by semi-detached dwellings of similar age and design. Side extensions to other properties across the area are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. On the basis of scale and design, the proposed development would be set back from the streetscene of The Crescent by approximately 10.3 metres and from the principal elevation of the host dwelling by some 5.4 metres. Given this siting, the proposal would have a limited visual impact on the streetscene and would be considered to remain a subservient addition to the host dwelling. To the rear, the side extension would align with the existing rear extension, maintaining a coherent built form. Furthermore, the proposal would be constructed using materials to match that of the existing dwellinghouse and the majority of the development would be sited within the footprint of existing hardstanding. As such, it is considered that the proposal would remain a subservient addition which would not have a detrimental impact on the character and appearance of the area. Regarding the siting of the proposal, the most potentially impacted neighbouring dwelling is deemed to be No.20 The Crescent to the north of the site. In terms of neighbouring amenity, the proposed side extension would maintain a separation distance of approximately 1 metre from the shared boundary and would be set a minimum of 4.5 metres from the neighbouring property itself. The proposal would result in a closer built form and an increased prescience of development along this shared boundary, however, given the modest height of the proposed extension and the retained separation distance between the properties, it is not considered to give rise to any overbearing impact or loss of light to this neighbouring dwelling. The proposal includes the installation of a window and door to the north elevation facing this neighbour. It is noted that there is an existing degree of mutual overlooking between the properties, with views from the both the ground floor and first-floor at both dwellings. Given this existing relationship and the separation distance between the proposal and this neighbouring dwelling, it is not considered to give rise to any unacceptable overlooking or loss of privacy. All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted. The proposal does not create any additional bedrooms and therefore would not be required to demonstrate further onsite parking. The proposal would not adversely affect the existing parking or access arrangements at the application site, with the retention of three off-street parking spaces, and would therefore be acceptable on a like-for-like basis. Southill Parish Council were consulted on this application and did not provide any comments. The application was subject to public consultation and no representations were received. The proposal is therefore considered to be in accordance with 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 Section 12 of the National Planning Policy Framework (NPPF).Reasons for Granting: The application site is a two-storey, semi-detached dwelling located on the east side of The Crescent, Stanford. No.21 is constructed of brickwork featuring white render, with a gable tiled roof. The proposal consists of the erection of a single-storey side extension to the north elevation, this would have a width of 3.9 metres to the rear, a width of 2.8 metres to the front, a depth of 7.4 metres, with a height to the eaves of 2.5 metres and a maximum gable roof height of 3.5 metres. The overall footprint of the property would increase by some 25 square metres. This application follows pre-application advice for a similar scheme in which the proposal was considered a modest addition to the existing dwellinghouse and not to give rise to any detrimental impact on the character and appearance of the area. Although the officer was unable to make an accurate assessment regarding the impact on neighbouring amenity, by virtue of the angled nature of the site and the separation distance from neighbouring dwellings, it was concluded that it was unlikely for any overbearing impact or loss of light to neighbouring properties. The officer also raised that the proposal would be sited on land which is currently used as a driveway, this application has provided a parking plan which demonstrates the retention of three off-street parking spaces. Amendments have been made to the scheme prior to submission, including the alteration of the proposed hipped roof to a gable roof. The revised roof form would be in keeping with that of the host dwelling and is considered to represent a minor change to the previously proposed scheme. The Crescent is characterised by semi-detached dwellings of similar age and design. Side extensions to other properties across the area are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. On the basis of scale and design, the proposed development would be set back from the streetscene of The Crescent by approximately 10.3 metres and from the principal elevation of the host dwelling by some 5.4 metres. Given this siting, the proposal would have a limited visual impact on the streetscene and would be considered to remain a subservient addition to the host dwelling. To the rear, the side extension would align with the existing rear extension, maintaining a coherent built form. Furthermore, the proposal would be constructed using materials to match that of the existing dwellinghouse and the majority of the development would be sited within the footprint of existing hardstanding. As such, it is considered that the proposal would remain a subservient addition which would not have a detrimental impact on the character and appearance of the area. Regarding the siting of the proposal, the most potentially impacted neighbouring dwelling is deemed to be No.20 The Crescent to the north of the site. In terms of neighbouring amenity, the proposed side extension would maintain a separation distance of approximately 1 metre from the shared boundary and would be set a minimum of 4.5 metres from the neighbouring property itself. The proposal would result in a closer built form and an increased prescience of development along this shared boundary, however, given the modest height of the proposed extension and the retained separation distance between the properties, it is not considered to give rise to any overbearing impact or loss of light to this neighbouring dwelling. The proposal includes the installation of a window and door to the north elevation facing this neighbour. It is noted that there is an existing degree of mutual overlooking between the properties, with views from the both the ground floor and first-floor at both dwellings. Given this existing relationship and the separation distance between the proposal and this neighbouring dwelling, it is not considered to give rise to any unacceptable overlooking or loss of privacy. All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted. The proposal does not create any additional bedrooms and therefore would not be required to demonstrate further onsite parking. The proposal would not adversely affect the existing parking or access arrangements at the application site, with the retention of three off-street parking spaces, and would therefore be acceptable on a like-for-like basis. Southill Parish Council were consulted on this application and did not provide any comments. The application was subject to public consultation and no representations were received. The proposal is therefore considered to be in accordance with 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 Section 12 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
- 5 May 2026
- Agent
- H Read
How this decision compares
Decided in 81 days from validation, 27 days slower than Central Bedfordshire's median of 54 for extensions. Approved, as 90% of extensions here are.
This one81d
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 13 Oct 2026
Consultation & key dates
- Consultation
- 13 Feb 2026
- Comments by
- 1 May 2026
- Site or press notice
- 10 Apr 2026
Historical activity at this location
7 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
20 The Crescent, Stanford, Biggleswade, SG18 9JF
Front bay window and porch extension. Alterations to windows and doors. Demolition of out…
2023
Approved
14 The Crescent, Stanford, Biggleswade, SG18 9JF
Removing porch and front door and replacing with window to match existing. Re-roofing the…
2023
Approved
2 The Crescent, Stanford, Biggleswade, SG18 9JF
Lawful Development Certificate Proposed: The siting of a caravan for ancillary use.
2020
Refused
16 The Crescent, Stanford, Biggleswade, SG18 9JF
Re - Submission of planning permission CB/19/02848/Full: Alteration to roof design (Demol…
2019
Approved
16 The Crescent, Stanford, Biggleswade, SG18 9JF
Demolition of detached garage and conservatory and erection of front porch and part two s…
2019
Withdrawn
16 The Crescent, Stanford, Biggleswade, SG18 9JF
Part two storey side/rear & single rear 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
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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21 The Crescent, Stanford, Biggleswade, SG18 9JF
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