29 Water Lane, Flitwick, Bedford, MK45 1LG Data via plota.co.uk
CB/26/01168/FULL - Full Application
Approved
Proposal
Demolition of conservatory/outbuildings, garage conversion with erection of a single storey front, side, rear extension with rooflights and open canopy porch, addition of white render to existing dwelling Data via plota.co.uk
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View original council record ↗Last checked
Application progress
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Received
13 Apr 2026
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Validated
14 Apr 2026
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Approved
Approved · Last checked 13 Sept 2026
Site constraints 6
Habitat network: Other Priority Habitats - NEZ
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
SSSI about 142 m away: Flitwick Moor SSSI
Natural England may need consulting, depending on what is proposed.
Sites of special scientific interest are the best wildlife and geological sites in the country. Development likely to harm one is rarely permitted.
Also on the record
Inside the Flitwick built-up area; Green belt about 18 m away: London; Priority habitat about 18 m away: Coastal and floodplain grazing marsh; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, but it predates the buildings here and the current map does not class it as farmland.
Not affected
Outside flood zones 2 and 3 · 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 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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Other new applications on this street
Nearby new applications
10 Aug 2026Pending
12A Water Lane, Flitwick, Bedford, MK45 1LD
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13 Aug 2026Pending
39 Kings Road, Flitwick, Bedford, MK45 1EJ
Lawful Development Certificate Existing. Confirmation that planning permission C...
6 Jul 2026Pending
23 Gravel Pit Road, Flitwick, Bedford, MK45 1JX
Single storey front and side extension, side carport, new front door, and rebuil...
Important details
- Council
- Central Bedfordshire
- Application type
- Full Application
- Postcode
- MK45 1LG
- Received
- 13 Apr 2026
- Validated
- 14 Apr 2026
- Parish
- Flitwick
- Case officer
- Show
- Target decision
- 9 Jun 2026
- Decision
- Full Application - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )Reasons for Granting: The application site is a detached bungalow located to the east side of Water Lane, Flitwick. No. 29 is constructed of brickwork with a tiled gable roof and currently benefits from a single garage, a rear conservatory and outbuildings to the south of the site. The proposal includes the demolition of the conservatory/outbuildings, garage conversion with erection of a single storey front, side, rear extension with rooflights and open canopy porch, addition of white render to existing dwelling. To the front of the property, the proposal would have a depth of 1.9 metres, a width of 3.5 metres, a height to the eaves of 2.8 metres and a maximum gable roof height of some 4 metres. To the rear, the extension would project some 3.3 metres from the rear elevation, with a width of 7.8 metres, a height to the eaves of 2.3 metres and a maximum gable roof height of some 5.4 metres. To the side (south) elevation, the proposal would have a depth of 13.2 metres, a width of 2.2 metres and two gable roof pitches to a maximum height of 5.2 metres. The overall footprint of the property would increase by some 35.5 square metres. Water Lane is characterised by chalet bungalows and two-storey detached dwellings of varied age and design. Rear, side and front 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. To the rear and side, the proposed extensions would be partially sited within the footprint of an existing conservatory, outbuildings and areas of hardstanding. On the basis of design and scale, the side and rear extensions would remain set down from the roof ridge of the existing dwelling by approximately 0.35 metres and remain set back from the principle elevation of the host dwelling by some 3.5 metres. Furthermore, the proposal would be constructed of materials to match and would incorporate gable roof forms to match the pitch of the host dwelling. To the front elevation of the side extension, the proposal includes an open canopy porch. Given its open nature and modest scale, this element would appear as a minor addition to the dwelling. As such, the proposals would form proportionate and subservient additions to the existing property, which would not be considered to give rise to any detrimental impact on the character and appearance of the area. The proposal would result in a significant increase in glazing to the rear elevation. However, it is noted that there is a varied palette of glazing and fenestration styles within the surrounding area, and the rear elevation does not directly face onto any neighbouring properties. Therefore, this aspect of the proposal is not considered to result in any detrimental impact upon the character and appearance of the dwelling or wider streetscene. To the front of the property, the proposed garage conversion and front extension would constitute a minor addition, which would be sited on existing hardstanding. The proposal would also retain a garage-style door to serve storage space within the converted garage, thereby maintaining the appearance and function of the existing garage frontage. Considering the above, the proposed front extension would not be considered to give rise to any detrimental impact on the character and appearance of the area. The proposal includes the addition of white render to the front elevation of the existing dwelling. A varied design of dwellings, with use of a variety of materials, characterise the streetscene and as such, it is considered that the materials proposed would not detrimentally harm the surrounding area or the host dwelling itself. Therefore, this aspect of the proposal would not be deemed to result in any detrimental impact on the character and appearance of the area. Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No. 27 and No. 31 Water Lane. In terms of neighbouring amenity, the proposed side extension would be sited some 6.4 metres from No. 27 and would surpass the rear projection of this neighbouring dwelling by some 5.1 metres. To west of the site, the proposed garage conversion and front extension would be set some 4.6 metres from this neighbouring dwelling and would surpass the front projection of this property by some 2.3 metres. Given the separation distance between the neighbouring dwellings and the modest height of the proposed eaves is not considered to give rise to any loss of light or overbearing impact on this neighbouring dwelling. To the south, the proposed side and rear extension would be sited some 2.3 metres from neighbouring dwelling No. 31. The proposal would result in an increase in built form adjacent to the shared boundary with this neighbouring property, however, the extension would remain set back approximately 0.6 metres from the existing built form along this boundary. The proposal would project an additional 1.4 metres beyond the existing rear built form, resulting in a total projection of approximately 8.1 metres beyond the rear elevation of the neighbouring dwelling. Notwithstanding this, given the existing relationship between the dwellings, the proposal is not considered to give rise to any unacceptable loss of light or overbearing impact on this neighbouring dwelling. The proposal includes the installation of a window and door to the southwest elevation facing this neighbouring dwelling. It is noted that there is an existing degree of mutual overlooking between the properties, with views from the both the ground floor at both dwellings and as such, the proposal is not considered to give rise to any unacceptable overlooking or loss of privacy. The alterations to the front of the property would be visible from a number of properties on Water Lane, however, due to the limited scale of these additions, they are not considered to have a detrimental impact on residential amenities. The proposal includes the installation of glazing to the rear elevation, these would not face onto any neighbouring dwellings. The proposal includes the installation of rooflights to the front roof slope of the side extension, these are upward facing and as such, adequate privacy is deemed to be retained, without the requirement of any obscure-glazed and/ or fixed-shut windows in this location. All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted. The proposal would increase the number of bedrooms in the dwelling from two to three. As set out in the Parking Provision Report there is sufficient parking arrangements for two spaces at the property and adequate parking has been retained. The proposal includes a garage conversion to habitable living space, however according to the Parking Standards SPD, the existing single garage would not be large enough to accommodate an off-street parking space, and as such, on the basis of the scale and nature of the development, the existing parking situation would be acceptable on a like-for-like basis. Flitwick Town Council were consulted on this application and did not provide any comments. The Tree and Landscape Officer was consulted on this application and raised no objections. The SuDS 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 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 detached bungalow located to the east side of Water Lane, Flitwick. No. 29 is constructed of brickwork with a tiled gable roof and currently benefits from a single garage, a rear conservatory and outbuildings to the south of the site. The proposal includes the demolition of the conservatory/outbuildings, garage conversion with erection of a single storey front, side, rear extension with rooflights and open canopy porch, addition of white render to existing dwelling. To the front of the property, the proposal would have a depth of 1.9 metres, a width of 3.5 metres, a height to the eaves of 2.8 metres and a maximum gable roof height of some 4 metres. To the rear, the extension would project some 3.3 metres from the rear elevation, with a width of 7.8 metres, a height to the eaves of 2.3 metres and a maximum gable roof height of some 5.4 metres. To the side (south) elevation, the proposal would have a depth of 13.2 metres, a width of 2.2 metres and two gable roof pitches to a maximum height of 5.2 metres. The overall footprint of the property would increase by some 35.5 square metres. Water Lane is characterised by chalet bungalows and two-storey detached dwellings of varied age and design. Rear, side and front 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. To the rear and side, the proposed extensions would be partially sited within the footprint of an existing conservatory, outbuildings and areas of hardstanding. On the basis of design and scale, the side and rear extensions would remain set down from the roof ridge of the existing dwelling by approximately 0.35 metres and remain set back from the principle elevation of the host dwelling by some 3.5 metres. Furthermore, the proposal would be constructed of materials to match and would incorporate gable roof forms to match the pitch of the host dwelling. To the front elevation of the side extension, the proposal includes an open canopy porch. Given its open nature and modest scale, this element would appear as a minor addition to the dwelling. As such, the proposals would form proportionate and subservient additions to the existing property, which would not be considered to give rise to any detrimental impact on the character and appearance of the area. The proposal would result in a significant increase in glazing to the rear elevation. However, it is noted that there is a varied palette of glazing and fenestration styles within the surrounding area, and the rear elevation does not directly face onto any neighbouring properties. Therefore, this aspect of the proposal is not considered to result in any detrimental impact upon the character and appearance of the dwelling or wider streetscene. To the front of the property, the proposed garage conversion and front extension would constitute a minor addition, which would be sited on existing hardstanding. The proposal would also retain a garage-style door to serve storage space within the converted garage, thereby maintaining the appearance and function of the existing garage frontage. Considering the above, the proposed front extension would not be considered to give rise to any detrimental impact on the character and appearance of the area. The proposal includes the addition of white render to the front elevation of the existing dwelling. A varied design of dwellings, with use of a variety of materials, characterise the streetscene and as such, it is considered that the materials proposed would not detrimentally harm the surrounding area or the host dwelling itself. Therefore, this aspect of the proposal would not be deemed to result in any detrimental impact on the character and appearance of the area. Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No. 27 and No. 31 Water Lane. In terms of neighbouring amenity, the proposed side extension would be sited some 6.4 metres from No. 27 and would surpass the rear projection of this neighbouring dwelling by some 5.1 metres. To west of the site, the proposed garage conversion and front extension would be set some 4.6 metres from this neighbouring dwelling and would surpass the front projection of this property by some 2.3 metres. Given the separation distance between the neighbouring dwellings and the modest height of the proposed eaves is not considered to give rise to any loss of light or overbearing impact on this neighbouring dwelling. To the south, the proposed side and rear extension would be sited some 2.3 metres from neighbouring dwelling No. 31. The proposal would result in an increase in built form adjacent to the shared boundary with this neighbouring property, however, the extension would remain set back approximately 0.6 metres from the existing built form along this boundary. The proposal would project an additional 1.4 metres beyond the existing rear built form, resulting in a total projection of approximately 8.1 metres beyond the rear elevation of the neighbouring dwelling. Notwithstanding this, given the existing relationship between the dwellings, the proposal is not considered to give rise to any unacceptable loss of light or overbearing impact on this neighbouring dwelling. The proposal includes the installation of a window and door to the southwest elevation facing this neighbouring dwelling. It is noted that there is an existing degree of mutual overlooking between the properties, with views from the both the ground floor at both dwellings and as such, the proposal is not considered to give rise to any unacceptable overlooking or loss of privacy. The alterations to the front of the property would be visible from a number of properties on Water Lane, however, due to the limited scale of these additions, they are not considered to have a detrimental impact on residential amenities. The proposal includes the installation of glazing to the rear elevation, these would not face onto any neighbouring dwellings. The proposal includes the installation of rooflights to the front roof slope of the side extension, these are upward facing and as such, adequate privacy is deemed to be retained, without the requirement of any obscure-glazed and/ or fixed-shut windows in this location. All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted. The proposal would increase the number of bedrooms in the dwelling from two to three. As set out in the Parking Provision Report there is sufficient parking arrangements for two spaces at the property and adequate parking has been retained. The proposal includes a garage conversion to habitable living space, however according to the Parking Standards SPD, the existing single garage would not be large enough to accommodate an off-street parking space, and as such, on the basis of the scale and nature of the development, the existing parking situation would be acceptable on a like-for-like basis. Flitwick Town Council were consulted on this application and did not provide any comments. The Tree and Landscape Officer was consulted on this application and raised no objections. The SuDS 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 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 )Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. 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
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Public comments
No public comments yet.
Last counted 13 Sept 2026
Consultation & key dates
- Consultation
- 14 Apr 2026
- Comments by
- 2 Jun 2026
- Site or press notice
- 1 May 2026
Historical activity at this location
12 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2025
Approved
27 Water Lane, Flitwick, Bedford, MK45 1LG
Erection of a single storey rear extension with roof lanterns, new front and rear dormers…
2025
Refused
27 Water Lane, Flitwick, Bedford, MK45 1LG
Single storey rear extension with roof lights, new front and rear dormers, fenestration c…
2025
Approved
23 Water Lane, Flitwick, Bedford, MK45 1LG
Erection of a single storey rear and side extensions following demolition of existing rea…
2025
Approved
45 Water Lane, Flitwick, Bedford, MK45 1LG
Roof extension with front and rear dormers, new front porch, single storey rear extension…
2023
Approved
31 Water Lane, Flitwick, Bedford, MK45 1LG
Erection of a single storey side and rear extension, two new gables to the side elevation…
2021
Approved
21 Water Lane, Flitwick, Bedford, MK45 1LG
Lawful Development Certificate Proposed: Conversion of original loft, insertion of roof w…
2020
Approved
40 Water Lane, Flitwick, Bedford, MK45 1LG
Prior Notification of Householder Extension: Single storey rear extension.
2019
Approved
42 Water Lane, Flitwick, Bedford, MK45 1LG
Single storey 1 Bed annex
2019
Approved
45 Water Lane, Flitwick, Bedford, MK45 1LG
Erection of replacement store (to house sit on lawn mower)(Retrospective)
2018
Approved
10 Sycamore Close, Flitwick, Bedford, MK45 1LT
Single storey rear extension
2018
Approved
50 Water Lane, Flitwick, Bedford, MK45 1LG
Lawful Development Certificate Proposed: Loft conversion with rear dormer & front velux w…
2017
Refused
10 Sycamore Close, Flitwick, Bedford, MK45 1LT
Proposed erection of double garage adjoining existing property
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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29 Water Lane, Flitwick, Bedford, MK45 1LG
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