16 Old Orchard View, Henlow, SG16 6GA Data via plota.co.uk
CB/25/03838/FULL - Full Application
Approved
Proposal
Proposed single storey side extension and first floor side extension Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
2 Dec 2025
✓
Validated
3 Dec 2025
✓
Approved
27 Jan 2026
Approved on 27 Jan 2026 · Last checked 18 Oct 2026
Site constraints 6
Flood zone 3, rivers and sea
High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Henlow Conservation Area conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
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
1 listed building within 150 m of the postcode pin; Inside the Henlow built-up area; 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
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 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 £435,000 in August 2015. Detached house, freehold.
28 August 2015£435,000New build
Sale prices from HM Land Registry's price paid record, matched to this application by its address.
Building
Floor area175 m² (1,884 sq ft)
Energy ratingB (85 out of 100), could reach A
PropertyDetached house
Built2013
HeatingBoiler and radiators, mains gas
WallsAverage thermal transmittance 0.30 W/m²K
From the energy performance certificate lodged in January 2015, 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
- SG16 6GA
- Received
- 2 Dec 2025
- Validated
- 3 Dec 2025
- Parish
- Henlow
- Case officer
- Show
- Target decision
- 28 Jan 2026
- Decision
- Full Application - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )Reasons for Granting The site is a large detached property located on the western side of Old Orchard View, Henlow. It lies within an established residential area with open countryside to the north and west. The dwelling is constructed in facing brickwork with natural slate roof tiles. It has a traditional pitched roof but is designed with lower eaves at the front and dormer windows. The proposal seeks permission for the erection of extensions either side of the property. The first floor extension would be located partly above the existing garage to the side and would be clearly visible in the streetscene. It would measure some 3.3m wide which is less than half the width of the existing dwelling and would be well set back from the main front elevation and down from the main ridgeline. Due to its siting and design it is considered to be a subservient addition to the dwelling. Materials proposed are to match the main dwelling except for grey horizontal composite cladding. Whilst a modern material is proposed, the streetscene has a mixed palette of materials including colour of brickwork and rooftiles, and black timber weatherboarding, and a such it is considered it would not result in any undue harm to the character and appearance of the area. A suitably worded condition can be attached. The single storey extension would be to the side and would not be readily visible in the streetscene, with only limited views acheived between Nos 16 and 17 Old Orchard View. It would be some 5m wide, set well back from the road (behind No 17's frontage), designed with a flat roof and central roof lantern and constructed of matching brickwork and would be considered visually acceptable. The first floor side extension would be well offset from surrounding neighbouring properties and would not result in any undue loss of residential amenity. Juliette doors on the rear would lead onto the existing balcony over the garage facing open countryside. Although a new first floor bedroom front window is proposed there is already an existing bedroom window in that elevation, and the expectation of privacy is lower at the front of properties. The dwelling most likely to be affected is No 17 Old Orchard View which lies to the northwest. It has two windows on its side elevation above ground level, the lowest serving a staircase which is a non-habitable room. The single storey extension would project partly alongside its side elevation, retaining a gap of some 1m. Given the relationship and distances involved the proposed extension would not result in any adverse overbearing impact, light or privacy for the occupiers of that adjoining property. No other surrounding properties would be unduly affected. Following internal alterations, the property would remain 5 bedroomed. Four parking spaces would be required to meet adopted parking standards. The garage would be retained on a 'like for like' basis and one parking space remains to the side therefore only two spaces are retained. Whilst this is substandard parking in relation to adopted standards as there would be no increase in the number of bedrooms no additional parking is required. The SuDs team have commented that this development is in flood zone 1 with low risk of surface water flooding. There is a high risk of ground water flooding and floor levels should reflect this. It is noted that the property is elevated for the majority of the ground level and water would not be expected to meet floor levels. The IDB have no comments to make. The Archaeology Team have no objection to the proposal. Comments are that the proposed development lies just outside the boundaries of Henlow Historic settlement core. Prior to the construction of the property an archaeological evaluation was conducted and encountered no archaeological features or artefacts. Given the limited extent of the proposed extension, on land that has been subject to archaeological evaluation within the last 20 years, the proposed development is not likely to have an archaeological impact. Neighbouring properties have been consulted on the application and no comments have been received. The Tree Officer has no objection to the proposal. Henlow Parish Council were consulted and have no objection to the proposal. Therefore, it is considered that the proposal would be in accordance with Policies HQ1, CC3, CC4 and CC5 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), and Sections 12 and 14 of the NPPF (2024).Reasons for Granting The site is a large detached property located on the western side of Old Orchard View, Henlow. It lies within an established residential area with open countryside to the north and west. The dwelling is constructed in facing brickwork with natural slate roof tiles. It has a traditional pitched roof but is designed with lower eaves at the front and dormer windows. The proposal seeks permission for the erection of extensions either side of the property. The first floor extension would be located partly above the existing garage to the side and would be clearly visible in the streetscene. It would measure some 3.3m wide which is less than half the width of the existing dwelling and would be well set back from the main front elevation and down from the main ridgeline. Due to its siting and design it is considered to be a subservient addition to the dwelling. Materials proposed are to match the main dwelling except for grey horizontal composite cladding. Whilst a modern material is proposed, the streetscene has a mixed palette of materials including colour of brickwork and rooftiles, and black timber weatherboarding, and a such it is considered it would not result in any undue harm to the character and appearance of the area. A suitably worded condition can be attached. The single storey extension would be to the side and would not be readily visible in the streetscene, with only limited views acheived between Nos 16 and 17 Old Orchard View. It would be some 5m wide, set well back from the road (behind No 17's frontage), designed with a flat roof and central roof lantern and constructed of matching brickwork and would be considered visually acceptable. The first floor side extension would be well offset from surrounding neighbouring properties and would not result in any undue loss of residential amenity. Juliette doors on the rear would lead onto the existing balcony over the garage facing open countryside. Although a new first floor bedroom front window is proposed there is already an existing bedroom window in that elevation, and the expectation of privacy is lower at the front of properties. The dwelling most likely to be affected is No 17 Old Orchard View which lies to the northwest. It has two windows on its side elevation above ground level, the lowest serving a staircase which is a non-habitable room. The single storey extension would project partly alongside its side elevation, retaining a gap of some 1m. Given the relationship and distances involved the proposed extension would not result in any adverse overbearing impact, light or privacy for the occupiers of that adjoining property. No other surrounding properties would be unduly affected. Following internal alterations, the property would remain 5 bedroomed. Four parking spaces would be required to meet adopted parking standards. The garage would be retained on a 'like for like' basis and one parking space remains to the side therefore only two spaces are retained. Whilst this is substandard parking in relation to adopted standards as there would be no increase in the number of bedrooms no additional parking is required. The SuDs team have commented that this development is in flood zone 1 with low risk of surface water flooding. There is a high risk of ground water flooding and floor levels should reflect this. It is noted that the property is elevated for the majority of the ground level and water would not be expected to meet floor levels. The IDB have no comments to make. The Archaeology Team have no objection to the proposal. Comments are that the proposed development lies just outside the boundaries of Henlow Historic settlement core. Prior to the construction of the property an archaeological evaluation was conducted and encountered no archaeological features or artefacts. Given the limited extent of the proposed extension, on land that has been subject to archaeological evaluation within the last 20 years, the proposed development is not likely to have an archaeological impact. Neighbouring properties have been consulted on the application and no comments have been received. The Tree Officer has no objection to the proposal. Henlow Parish Council were consulted and have no objection to the proposal. Therefore, it is considered that the proposal would be in accordance with Policies HQ1, CC3, CC4 and CC5 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), and Sections 12 and 14 of the NPPF (2024). 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.
- Decision date
- 27 Jan 2026
- Agent
- Show
How this decision compares
Decided in 55 days from validation, about the council's usual 54 days. Approved, as 90% of extensions here are.
This one55d
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
- 3 Dec 2025
- Comments by
- 9 Jan 2026
- Site or press notice
- 18 Dec 2025
Historical activity at this location
26 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
11 Old Orchard View, Henlow, SG16 6GA
Single storey side extension with rooflight. Attached pergola to rear of property over th…
2025
Approved
52 High Street, Henlow, SG16 6AA
Erection of single storey side and rear extensions, with new side window
2025
Withdrawn
52 High Street, Henlow, SG16 6AA
Prior Notification of Householder Extension: Single storey rear extension, 6m beyond the…
2025
Approved
35 High Street, Henlow, SG16 6AA
Lawful Development Certificate Proposed: Replace the roof above the play room
2025
Approved
50 High Street, Henlow, SG16 6AA
Discharge of Condition 3 against planning permission CB/24/00661/FULL (Proposed part demo…
2024
Approved
50 High Street, Henlow, SG16 6AA
Proposed part demolition of single storey structure together with two storey rear extensi…
2023
Approved
9 Old Orchard View, Henlow, SG16 6GA
Lawful Development Certificate Proposed: Loft conversion with dormer extension to rear ro…
2023
Approved
17 Old Orchard View, Henlow, SG16 6GA
Lawful Development Certificate Proposed: Rear extension to a house under permitted develo…
2021
Approved
11 Old Orchard View, Henlow, SG16 6GA
Single storey side extension and first floor glazed covering to balcony.
2019
Approved
41 High Street, Henlow, SG16 6AA
Variation of condition 25 (drawings) of planning permission CB/17/02373/FULL Conversion o…
2019
Approved
41 High Street, Henlow, SG16 6AA
Erection of five lighting columns.
2019
Approved
14 Old Orchard View, Henlow, SG16 6GA
Lawful Development Certificate Proposed: Construction of single storey rear extension
2018
Approved
37 High Street, Henlow, SG16 6AA
Change of use from two flats, returning to a single dwelling
2018
Approved
2 Town Farm Court, Henlow, SG16 6AZ
Conversion of existing garage in to new family room with gable end window and roof lights.
2018
Approved
41 High Street, Henlow, SG16 6AA
Variation of Condition 22 to planning permission CB/17/02373/FULL (4 flats and 7 dwelling…
2017
Approved
41 High Street, Henlow, SG16 6AA
Conversion of existing building into four flats including demolition and reconstruction o…
2017
Approved
15 Old Orchard View, Henlow, SG16 6GA
Conversion of existing double garage to habitable room and storage space with front eleva…
2017
Approved
5 Old Orchard View, Henlow, SG16 6GA
Erection of summerhouse to garden.
2017
Approved
14 Old Orchard View, Henlow, SG16 6GA
Lawful Development Certificate Proposed: replacement of garage door with personnel door a…
2017
Withdrawn
41 High Street, Henlow, SG16 6AA
Reserved Matters pursuant to the outline planning permission CB/11/03465/OUT for the rede…
2016
Approved
44 High Street, Henlow, SG16 6AA
Listed Building: single storey rear & side extension to replace existing lean-to rear ext…
2016
Approved
44 High Street, Henlow, SG16 6AA
Proposed single storey rear & side extension to replace existing lean-to rear extension
2016
Approved
8 Old Orchard View, Henlow, SG16 6GA
Lawful Development Certificate Proposed: part conversion of garage to habitable space wit…
2016
Approved
44 High Street, Henlow, SG16 6AA
Part demolition & rebuilding of front boundary brick wall, construction of new wall to re…
2016
Approved
44 High Street, Henlow, SG16 6AA
Listed Building: Part demolition & rebuilding of front boundary brick wall, construction…
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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16 Old Orchard View, Henlow, SG16 6GA
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