116 Hitchin Road, Stotfold, Hitchin, SG5 4HT Data via plota.co.uk
CB/26/02270/FULL - Full Application
Approved
Proposal
Part two storey side and part single storey rear/side extension with rooflights. Removal of chimney. Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
17 Jul 2026
✓
Validated
28 Aug 2026
✓
Approved
19 Oct 2026
Approved on 19 Oct 2026 · Last checked 20 Oct 2026
Site constraints 2
Public bridleway 24 m away
Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.
Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.
Also on the record
Inside the Stotfold built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No listed building at the site
Checked on 6 October 2026. 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 2
Last sold for £430,000 in July 2026. Semi-detached house, freehold.
10 July 2026£430,000
13 August 2015£110,000
Sale prices from HM Land Registry's price paid record, matched to this application by its address.
Building
Floor area104 m² (1,119 sq ft)
Energy ratingD (66 out of 100), could reach B
PropertySemi-detached house, 6 habitable rooms
Built1930 to 1949
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)
From the energy performance certificate lodged in May 2026, the latest held for this property. The building may have changed since. View the certificate
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Important details
- Council
- Central Bedfordshire
- Application type
- Full Application
- Postcode
- SG5 4HT
- Received
- 17 Jul 2026
- Validated
- 28 Aug 2026
- Parish
- Stotfold
- Case officer
- Show
- Target decision
- 23 Oct 2026
- Decision
- Full Application - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )Reasons for Granting The site comprises a two-storey semi-detached dwelling at 116 Hitchin Road, Stotfold, constructed of red facing brickwork at ground floor on the front elevation, grey painted render, a tiled roof and white uPVC windows. The dwelling is sited within an established residential area comprising a variety of dwelling types, ages and architectural styles. The proposal seeks permission for the erection of a part two-storey side, and part single rear/side extensions with rooflights. Whilst the two-storey element would be clearly visible within the streetscene, it would be set well back from the principal elevation and stepped down from the main ridge, ensuring it would appear subordinate to the host dwelling. The site is separated from No. 120 Hitchin Road by the vehicular access serving No. 118 Hitchin Road, and the extension would be set off the side boundary, maintaining adequate visual separation between properties. The dwelling has previously been extended to the rear with a conservatory and single-storey addition. The proposed works would alter and extend this element, incorporating a monopitch roof design that would remain subservient to the original dwelling. The existing chimney on the rear roof slope would also be removed. Having regard to its scale, form, height and design, the proposal would not result in unacceptable harm to the character or appearance of the host dwelling or the surrounding area. A materials condition can be attached. The site is bounded by Nos 114, 118 and 120 Hitchin Road. No 114 lies to the north and forms the adjoining semi-detached property. Given the siting of the proposed extensions, which are sufficiently offset from the shared boundary, the development would not result in any unacceptable loss of light, outlook or overbearing impact to the occupiers of that property. No. 118 Hitchin Road is a bungalow located to the rear of the site. The proposal would enlarge an existing first-floor study and convert it to a bedroom. Whilst this room would now be served by a rear-facing window, the dwelling already benefits from an existing rear-facing first-floor bedroom window. Given the separation distance retained and the offset relationship between the properties, the proposal would not result in any unacceptable overlooking or loss of privacy. Accordingly, adequate standards of residential amenity would be maintained. No 120 is a two-storey dwelling which lies to the south, it is blank sided and separated by No 118's vehicular access and would not be adversely affected by the proposed extensions. No other surrounding properties would be adversely affected. The existing is an existing three bedroomed property. The proposed extension would enlarge an existing bedroom so there would be no requirement for additional parking. Sufficient space would be retained at the front of the site to accommodate two parking spaces to meet adopted parking requirements. Neighbouring properties have been consulted on the application and no comments have been received. Stotfold Town Council were consulted and have no objection to the proposal. In light of the foregoing appraisal, it is considered that the proposal would be in accordance with Policies HQ1 and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Policy DP3 of the NPPF (2026).Reasons for Granting The site comprises a two-storey semi-detached dwelling at 116 Hitchin Road, Stotfold, constructed of red facing brickwork at ground floor on the front elevation, grey painted render, a tiled roof and white uPVC windows. The dwelling is sited within an established residential area comprising a variety of dwelling types, ages and architectural styles. The proposal seeks permission for the erection of a part two-storey side, and part single rear/side extensions with rooflights. Whilst the two-storey element would be clearly visible within the streetscene, it would be set well back from the principal elevation and stepped down from the main ridge, ensuring it would appear subordinate to the host dwelling. The site is separated from No. 120 Hitchin Road by the vehicular access serving No. 118 Hitchin Road, and the extension would be set off the side boundary, maintaining adequate visual separation between properties. The dwelling has previously been extended to the rear with a conservatory and single-storey addition. The proposed works would alter and extend this element, incorporating a monopitch roof design that would remain subservient to the original dwelling. The existing chimney on the rear roof slope would also be removed. Having regard to its scale, form, height and design, the proposal would not result in unacceptable harm to the character or appearance of the host dwelling or the surrounding area. A materials condition can be attached. The site is bounded by Nos 114, 118 and 120 Hitchin Road. No 114 lies to the north and forms the adjoining semi-detached property. Given the siting of the proposed extensions, which are sufficiently offset from the shared boundary, the development would not result in any unacceptable loss of light, outlook or overbearing impact to the occupiers of that property. No. 118 Hitchin Road is a bungalow located to the rear of the site. The proposal would enlarge an existing first-floor study and convert it to a bedroom. Whilst this room would now be served by a rear-facing window, the dwelling already benefits from an existing rear-facing first-floor bedroom window. Given the separation distance retained and the offset relationship between the properties, the proposal would not result in any unacceptable overlooking or loss of privacy. Accordingly, adequate standards of residential amenity would be maintained. No 120 is a two-storey dwelling which lies to the south, it is blank sided and separated by No 118's vehicular access and would not be adversely affected by the proposed extensions. No other surrounding properties would be adversely affected. The existing is an existing three bedroomed property. The proposed extension would enlarge an existing bedroom so there would be no requirement for additional parking. Sufficient space would be retained at the front of the site to accommodate two parking spaces to meet adopted parking requirements. Neighbouring properties have been consulted on the application and no comments have been received. Stotfold Town Council were consulted and have no objection to the proposal. In light of the foregoing appraisal, it is considered that the proposal would be in accordance with Policies HQ1 and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Policy DP3 of the NPPF (2026). 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
- 19 Oct 2026
- Agent
- Show
How this decision compares
Decided in 52 days from validation, about the council's usual 54 days. Approved, as 90% of extensions here are.
This one52d
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 20 Oct 2026
Consultation & key dates
- Consultation
- 28 Aug 2026
- Comments by
- 1 Oct 2026
- Site or press notice
- 4 Sept 2026
Historical activity at this location
25 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2025
Approved
108A Hitchin Road, Stotfold, Hitchin, SG5 4HT
Provision of fire escape window to first floor to meet Building Control requirements to a…
2025
Approved
66 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Erection of a self contained garden annexe
2024
Withdrawn
66 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Lawful Development Certificate Proposed : Erection of a timber framed garden annexe, anci…
2023
Withdrawn
Land to the rear of 90 and 92 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Outline Application : Erection of a dwelling - 4 bed detached bungalow with detached gara…
2023
Approved
108A Hitchin Road, Stotfold, Hitchin, SG5 4HT
Retrospective application for a garage and carport to provide vehicular protection from b…
2022
Approved
120B Hitchin Road, Stotfold, Hitchin, SG5 4HT
Erection of detached dwelling, and change of use/demolition of the existing commercial ca…
2021
Withdrawn
53 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Subdivision of the site and erection of a single storey detached dwellinghouse, associate…
2021
Approved
134 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Lawful Development Certificate Proposed: Building works for the construction of the new l…
2020
Approved
Shawmer Farm, 122 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Erection of 14 dwellings to include new access following the demolition of No.122 Hitchin…
2021
Approved
71 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Lawful Development Certificate Proposed: Single storey rear extension
2020
Approved
74A Hitchin Road, Stotfold, Hitchin, SG5 4HT
Proposed single storey rear extension
2020
Approved
120 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Construction of a single storey one bed unit in existing rear garden
2019
Withdrawn
120 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Proposed single storey one bed unit in existing rear garden (120 Hitchin Road)
2019
Approved
Shawmer Farm, 122 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Full planning application for the erection of 10 dwellings on Land at Shawmer Farm, Stotf…
2018
Withdrawn
120 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Proposed single storey one bed unit in existing rear garden (120 Hitchin Road)
2019
Approved
120B Hitchin Road, Stotfold, Hitchin, SG5 4HT
Erection of two self contained two bedroom residential bungalows following the demolition…
2019
Approved
108A Hitchin Road, Stotfold, Hitchin, SG5 4HT
(AMENDED DESCRIPTION) Removal of kitchen window, revised external finishes to windows and…
2018
Withdrawn
120 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Proposed single storey one bed unit in existing rear garden (120 Hitchin Road)
2017
Refused
Land at Shawmer Farm, 122 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Outline planning application - for a residential development of up to 57 dwellings compri…
2017
Refused
120 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Proposed single storey one bed unit in existing rear garden
2017
Approved
78 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Single storey rear extension
2016
Approved
108 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Erection of bungalow to rear of 108 Hitchin Road, Stotfold; including new access off high…
2016
Withdrawn
120 Hitchin Road, Stotfold, Hitchin, SG5 4HT
New dwelling
2016
Withdrawn
Land at 108 Hitchin Road, Stotfold, Hitchin, SG5 4HT
New dwelling.
2016
Approved
49 Hitchin Road, Stotfold, Hitchin, SG5 4HT
Detached outbuilding.
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.
Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use
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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116 Hitchin Road, Stotfold, Hitchin, SG5 4HT
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