5 Crossway, Leighton Buzzard, LU7 3ND Data via plota.co.uk
CB/26/02032/FULL - Full Application
Refused
Proposal
Demolition of conservatory and erection of a two storey, part single storey side/rear extension, addition of window to first floor side elevation Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
29 Jun 2026
✗
Refused
Appeal
Not lodged
Refused on · Last checked 11 Sept 2026
Site constraints 1
Also on the record
Inside the Leighton Buzzard built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site
Checked on 11 September 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.
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Important details
- Council
- Central Bedfordshire
- Application type
- Full Application
- Postcode
- LU7 3ND
- Received
- 29 Jun 2026
- Validated
- 29 Jun 2026
- Parish
- Leighton-Linslade
- Case officer
- Show
- Target decision
- 24 Aug 2026
- Decision
- Full Application - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )Reasons for granting: The application site is a semi-detached property located on Crossway, Leighton Buzzard. The application seeks planning permission for the demolition of the conservatory and erection of a two storey, part single storey side/rear extension and addition of window to first floor side elevation. The proposed two storey rear and side extension would be partially visible to the streetscene, extending 1.3m past the existing first floor of the dwelling. It would be set well below the ridgeline of the host dwelling and would be using matching materials and as such would appear subservient to the host dwelling. The proposed two storey rear and side extension would result in varying roof forms with the existing dwelling. However given the scale and siting of development it would not be considered so significant to warrant a reason for refusal. The proposed part single-storey rear extension would be shielded by the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. The proposed part single storey side extension would be partially visible to the streetscene however due to the modest proportions and appropriate design for the original dwelling house, it is considered that it would not have a negative impact upon the character and appearance of the area. No.7 Crossway would be screened from the proposed part two storey side extension by the built form of the existing dwelling. The proposed rear extensions would be sited close to the shared boundary line. As stated under Section 11.32 of the Central Bedfordshire Design Guide, the 45 degree guidance is used in assessment for loss of light to neighbouring properties windows that serve habitable rooms. The part single storey rear extension would be set marginally off the boundary with No.7 Crossway and would extend 3.1m in depth. The proposed part single storey rear extension would not comply with the 45 degree rule of light in relation to the ground floor windows of No.7. Under Permitted Development a 3m depth extension could be undertaken at this property, this would also not comply with the 45 degree guidance. Given the orientation of the dwellings the proposed 3.1m depth, 3.58m mono-pitched roof height with a relatively low eaves of 2.45m it is considered that the proposed development would not have significantly greater impact on loss of light to this neighbour than what could be achieved under Permitted Development. While it is accepted that the proposal would have a relatively substantial proposed depth given the Permitted Development fallback having a similar level of impact and the relatively low eaves of the proposal this would not be considered so significant to warrant a reason for refusal. The two storey element of the proposal would be set 1.95m off the boundary and would extend 3.1m in depth. Given the design and 1.95m separation set off from the boundary it would not result in an adverse impact on the residential amenity of occupants of this neighbouring dwelling, by way of an overbearing impact, loss of light or loss of outlook. The proposed two storey rear and side extension would be set approximately 1 metre off the boundary with No.3 Crossway. The proposed extension would pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.3's habitable room at the first floor. As such the proposed extension is not considered to cause an adverse loss of light to this neighbouring property. The proposal would see the addition of one first floor side window on this side elevation facing this neighbouring property. This would serve the hallway. Due to the modest size of the window and orientation of the properties, providing offset views of the side elevation, it is not deemed necessary or reasonable to condition this window to be obscure glazed. The proposed part single storey side extension is set approximately 1 metre off the boundary and due to its small scale it is not considered that the proposal would lead to significant impact upon the neighbouring amenity enjoyed by this neighbour. All other neighbouring properties are considered sufficiently separated or screened from the proposed extensions. The existing property is a two bedroom dwelling and the proposed extension would result in an increase in the total number of bedrooms to three. The Parking Standards for New Developments SPD (2023) states that for properties with 3 bedrooms, two off site parking spaces should be provided on the application site. It is considered that the proposal site benefits from ample parking on the existing driveway, in accordance with the requirements of the Council's Parking Standards for New Developments SPD. The proposal was subject to public consultation and no representations have been received, the Town Council raised no objections. The proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking in New Developments SPD and Section 14 of the NPPF.Reasons for granting: The application site is a semi-detached property located on Crossway, Leighton Buzzard. The application seeks planning permission for the demolition of the conservatory and erection of a two storey, part single storey side/rear extension and addition of window to first floor side elevation. The proposed two storey rear and side extension would be partially visible to the streetscene, extending 1.3m past the existing first floor of the dwelling. It would be set well below the ridgeline of the host dwelling and would be using matching materials and as such would appear subservient to the host dwelling. The proposed two storey rear and side extension would result in varying roof forms with the existing dwelling. However given the scale and siting of development it would not be considered so significant to warrant a reason for refusal. The proposed part single-storey rear extension would be shielded by the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. The proposed part single storey side extension would be partially visible to the streetscene however due to the modest proportions and appropriate design for the original dwelling house, it is considered that it would not have a negative impact upon the character and appearance of the area. No.7 Crossway would be screened from the proposed part two storey side extension by the built form of the existing dwelling. The proposed rear extensions would be sited close to the shared boundary line. As stated under Section 11.32 of the Central Bedfordshire Design Guide, the 45 degree guidance is used in assessment for loss of light to neighbouring properties windows that serve habitable rooms. The part single storey rear extension would be set marginally off the boundary with No.7 Crossway and would extend 3.1m in depth. The proposed part single storey rear extension would not comply with the 45 degree rule of light in relation to the ground floor windows of No.7. Under Permitted Development a 3m depth extension could be undertaken at this property, this would also not comply with the 45 degree guidance. Given the orientation of the dwellings the proposed 3.1m depth, 3.58m mono-pitched roof height with a relatively low eaves of 2.45m it is considered that the proposed development would not have significantly greater impact on loss of light to this neighbour than what could be achieved under Permitted Development. While it is accepted that the proposal would have a relatively substantial proposed depth given the Permitted Development fallback having a similar level of impact and the relatively low eaves of the proposal this would not be considered so significant to warrant a reason for refusal. The two storey element of the proposal would be set 1.95m off the boundary and would extend 3.1m in depth. Given the design and 1.95m separation set off from the boundary it would not result in an adverse impact on the residential amenity of occupants of this neighbouring dwelling, by way of an overbearing impact, loss of light or loss of outlook. The proposed two storey rear and side extension would be set approximately 1 metre off the boundary with No.3 Crossway. The proposed extension would pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.3's habitable room at the first floor. As such the proposed extension is not considered to cause an adverse loss of light to this neighbouring property. The proposal would see the addition of one first floor side window on this side elevation facing this neighbouring property. This would serve the hallway. Due to the modest size of the window and orientation of the properties, providing offset views of the side elevation, it is not deemed necessary or reasonable to condition this window to be obscure glazed. The proposed part single storey side extension is set approximately 1 metre off the boundary and due to its small scale it is not considered that the proposal would lead to significant impact upon the neighbouring amenity enjoyed by this neighbour. All other neighbouring properties are considered sufficiently separated or screened from the proposed extensions. The existing property is a two bedroom dwelling and the proposed extension would result in an increase in the total number of bedrooms to three. The Parking Standards for New Developments SPD (2023) states that for properties with 3 bedrooms, two off site parking spaces should be provided on the application site. It is considered that the proposal site benefits from ample parking on the existing driveway, in accordance with the requirements of the Council's Parking Standards for New Developments SPD. The proposal was subject to public consultation and no representations have been received, the Town Council raised no objections. The proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking in New Developments SPD and Section 14 of the 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 )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. 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
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Public comments
No public comments yet.
Last counted 11 Sept 2026
Consultation & key dates
- Consultation
- 29 Jun 2026
- Comments by
- 4 Aug 2026
Historical activity at this location
18 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2025
Approved
13 Russell Way, Leighton Buzzard, LU7 3NE
Erection of an outbuilding - home gym and general storage
2025
Approved
35 Highfield Road, Leighton Buzzard, LU7 3LY
Prior Notification of Householder Extension: Conversion of existing conservatory into sin…
2021
Approved
15 Crossway, Leighton Buzzard, LU7 3ND
Demolition of the existing garage. Erection of two storey front and side extension with a…
2021
Approved
95 Highfield Road, Leighton Buzzard, LU7 3LY
Two storey side and single storey rear extensions
2021
Approved
95 Highfield Road, Leighton Buzzard, LU7 3LY
Two-storey side and single-storey rear extensions
2021
Approved
8 Crossway, Leighton Buzzard, LU7 3ND
Demolition of existing garden room and construction of new family room
2019
Approved
65 Highfield Road, Leighton Buzzard, LU7 3LY
Demolition of existing detached garage and erection of single storey rear & side extensio…
2018
Approved
91 Highfield Road, Leighton Buzzard, LU7 3LY
Front porch and internal alterations
2018
Approved
51 Highfield Road, Leighton Buzzard, LU7 3LY
Erection of two storey side and rear extension and single storey rear extension.
2017
Approved
16 Crossway, Leighton Buzzard, LU7 3ND
Lawful Development Certificate Proposed: Single-storey rear extension
2017
Approved
16 Crossway, Leighton Buzzard, LU7 3ND
Prior Notification of Householder Extension: Erection of single storey rear extension 6m…
2017
Approved
8 Hinton Close, Leighton Buzzard, LU7 3NQ
Single storey rear extension
2016
Approved
5 Highfield Road, Leighton Buzzard, LU7 3LY
Two storey rear extension, demolition of garage, installation of additional first floor w…
2016
Approved
1 Highfield Road, Leighton Buzzard, LU7 3LY
Single storey side and rear extension.
2016
Approved
5 Highfield Road, Leighton Buzzard, LU7 3LY
Two storey rear extension, front porch and demolition of garage (amendment to planning pe…
2016
Approved
14 Crossway, Leighton Buzzard, LU7 3ND
Partial demolition of existing single-storey rear extension and erection of replacement p…
2016
Approved
4 Russell Way, Leighton Buzzard, LU7 3NE
Two storey rear extension, demolition of existing detached garage, new obscure bathroom w…
2016
Approved
5 Highfield Road, Leighton Buzzard, LU7 3LY
Two storey rear extension and demolition of garage
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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5 Crossway, Leighton Buzzard, LU7 3ND
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