100 Houghton Road, Dunstable, LU5 5AE Data via plota.co.uk

CB/26/02295/FULL - Full Application Approved

Proposal

Single storey rear extension and garage conversion Data via plota.co.uk

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View original council record ↗Last checked 28 Oct 2026, 03:42

Application progress

✓

Received

21 Jul 2026

✓

Validated

25 Aug 2026

✓

Approved

14 Oct 2026

Approved on 14 Oct 2026 · Last checked 18 Oct 2026

Documents

View the documents on the council's website ↗

Site constraints 5

Habitat network: Network Enhancement Zone 2

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Also on the record

National infrastructure project about 1392 m away: Woodside Link Houghton Regis Bedfordshire; SSSI about 317 m away: Houghton Regis Marl Lakes SSSI; Inside the Dunstable built-up area; Priority habitat about 27 m away: Deciduous woodland.

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 Planning Inspectorate 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 3

Last sold for £180,000 in September 2013. Semi-detached house, freehold.

6 September 2013£180,000

18 December 2009£175,000

4 October 2006£185,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area84 m² (904 sq ft)

Energy ratingC (69 out of 100), could reach B

PropertySemi-detached house, 5 habitable rooms

Built1930 to 1949

HeatingBoiler and radiators, mains gas

WallsCavity wall, filled cavity

From the energy performance certificate lodged in November 2012, 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: LU5 5AE
Received: 21 Jul 2026
Validated: 25 Aug 2026
Parish: Houghton Regis
Case officer: Show
Target decision: 20 Oct 2026
Decision: Full Application - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )Reasons for granting The host dwelling is a two storey, brick built, semi-detached property with a tiled pitched roof with a single garage incorporated to the side. The host dwelling is located on Bedford Road in Houghton Regis and is surrounded by properties of varying design. The proposal is for a single storey rear extension with a flat roof and a roof light and a garage conversion. The extension would be 6.91 metres wide by 4.0 metres deep with an overall height of 3.47 metres and 3.0 metres to the eaves, bi-fold doors and windows to the rear. The proposal also includes a Chalk monocouche render finish to the rear extension. The garage conversion would see the garage door removed and infilled with brick and high-level windows to the street scene. The proposed garage conversion would see the garage door removed with brick infill and windows installed, the proposal would be visible to the street scene. The conversion would use matching brickwork and as such would be deemed to be in keeping with the character of the host dwelling. The rear extension would have a Chalk monocouche render finish, there are no existing examples within the immediate area and it would not be considered permitted development under Class A, Part 1, Schedule 2 of the GDPO (2015) the 'improvement or other alteration' due to the material finish not having a similar appearance to the host dwelling. However, due to the scale and design of the proposed extension, it would form a subservient and appropriate addition to the existing dwelling house. On balance, due to the nature, design and scale, the proposal would not be deemed to have a detrimental impact to the character and appearance of the area, and as such would be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, and Chapter 14 (Policy DP3) of the NPPF. In terms of neighbouring amenity, Chapter 17, policy P3(b) of the NPPF states, developments should not give rise to, or contribute to, an unacceptable level of access to daylight and sunlight for neighbouring residents and occupiers, or unacceptable levels of air, noise, artificial light, water, soil or other forms of pollution on or beyond the site. Adverse impacts of this nature should be avoided where possible, or else mitigated to an acceptable degree. Where possible, opportunities should be taken to reduce pollution affecting the wider area (such as through traffic and travel management or improved external lighting). The extension would be set 0.5 metres from the boundary of No. 93 Douglas Crescent. The proposed extension would extend beyond the rear elevation of the neighbouring property by a further 4.0 metres. Under section 11.33 of the Central Bedfordshire Design Guide, consideration needs to be given to assessing the impact on Neighbours and the potential loss of light. When applied, the extension would pass the 45-degree rule and as such there is unlikely to be any significant loss of light to No. 93. It is therefore considered that the proposal would not significantly impact on the residential amenities of this neighbour. Neighbouring property, No. 102 Bedford Road is sited to the north of the application and is separated by 7.0 metres and the existing garage. Given the separation distance it is not considered that the proposal would result in a loss of light or overbearing impact to this neighbour. The outlook from the proposal would be the same as the existing ground floor fenestration. The proposed windows to the front would be visible to the street scene as part of the garage conversion. However, these would have the same outlook as the existing ground floor fenestration. Therefore, it is considered to have an acceptable neighbour amenity impact, complying with Chapter 14 (DP3) of the NPPF, policy HQ1 of the Central Bedfordshire Local Plan Section 11 of Central Bedfordshire Design Guide 2023. The proposal does not lead to any additional bedrooms, and the garage conversion does not impact on the properties current parking capacity of three spaces. Therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan. Houghton Regis Town Council were consulted and raised no objection to the proposal. The application was subject to public consultation, and no representations were received. The proposal is therefore considered to be in accordance with Chapter 14 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for granting The host dwelling is a two storey, brick built, semi-detached property with a tiled pitched roof with a single garage incorporated to the side. The host dwelling is located on Bedford Road in Houghton Regis and is surrounded by properties of varying design. The proposal is for a single storey rear extension with a flat roof and a roof light and a garage conversion. The extension would be 6.91 metres wide by 4.0 metres deep with an overall height of 3.47 metres and 3.0 metres to the eaves, bi-fold doors and windows to the rear. The proposal also includes a Chalk monocouche render finish to the rear extension. The garage conversion would see the garage door removed and infilled with brick and high-level windows to the street scene. The proposed garage conversion would see the garage door removed with brick infill and windows installed, the proposal would be visible to the street scene. The conversion would use matching brickwork and as such would be deemed to be in keeping with the character of the host dwelling. The rear extension would have a Chalk monocouche render finish, there are no existing examples within the immediate area and it would not be considered permitted development under Class A, Part 1, Schedule 2 of the GDPO (2015) the 'improvement or other alteration' due to the material finish not having a similar appearance to the host dwelling. However, due to the scale and design of the proposed extension, it would form a subservient and appropriate addition to the existing dwelling house. On balance, due to the nature, design and scale, the proposal would not be deemed to have a detrimental impact to the character and appearance of the area, and as such would be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, and Chapter 14 (Policy DP3) of the NPPF. In terms of neighbouring amenity, Chapter 17, policy P3(b) of the NPPF states, developments should not give rise to, or contribute to, an unacceptable level of access to daylight and sunlight for neighbouring residents and occupiers, or unacceptable levels of air, noise, artificial light, water, soil or other forms of pollution on or beyond the site. Adverse impacts of this nature should be avoided where possible, or else mitigated to an acceptable degree. Where possible, opportunities should be taken to reduce pollution affecting the wider area (such as through traffic and travel management or improved external lighting). The extension would be set 0.5 metres from the boundary of No. 93 Douglas Crescent. The proposed extension would extend beyond the rear elevation of the neighbouring property by a further 4.0 metres. Under section 11.33 of the Central Bedfordshire Design Guide, consideration needs to be given to assessing the impact on Neighbours and the potential loss of light. When applied, the extension would pass the 45-degree rule and as such there is unlikely to be any significant loss of light to No. 93. It is therefore considered that the proposal would not significantly impact on the residential amenities of this neighbour. Neighbouring property, No. 102 Bedford Road is sited to the north of the application and is separated by 7.0 metres and the existing garage. Given the separation distance it is not considered that the proposal would result in a loss of light or overbearing impact to this neighbour. The outlook from the proposal would be the same as the existing ground floor fenestration. The proposed windows to the front would be visible to the street scene as part of the garage conversion. However, these would have the same outlook as the existing ground floor fenestration. Therefore, it is considered to have an acceptable neighbour amenity impact, complying with Chapter 14 (DP3) of the NPPF, policy HQ1 of the Central Bedfordshire Local Plan Section 11 of Central Bedfordshire Design Guide 2023. The proposal does not lead to any additional bedrooms, and the garage conversion does not impact on the properties current parking capacity of three spaces. Therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan. Houghton Regis Town Council were consulted and raised no objection to the proposal. The application was subject to public consultation, and no representations were received. The proposal is therefore considered to be in accordance with Chapter 14 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. 2 )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. 3 )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. 4 )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). 5 )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. 6 )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: 14 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

Read the comments on the council site ↗

Consultation & key dates

Consultation: 25 Aug 2026
Comments by: 5 Oct 2026

Historical activity at this location

1 nearby application on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2020 Approved

118 Houghton Road, Dunstable, LU5 5AE

First floor side and rear extension and provision of pitched roof over existing single st…

CB/20/00457/FULL 2 Apr 2020

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

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.