Maple Tree House Pig Market End Upton Huntingdon PE28 5YY Data via plota.co.uk

25/02156/CLPD - Certificate of Lawfulness proposed Approved

Proposal

Use of property as a residential care home for 4 children up to 18 years of age with 2 care staff and a manager (Class C2), would not be materially different to the property's current lawful use as a dwellinghouse (Class C3) Data via plota.co.uk

View original council record ↗Last checked

Application progress

✓
Received
10 Nov 2025
✓
Validated
1 Dec 2025
✓
Approved
13 Feb 2026

Approved on 13 Feb 2026 · Delegated · Last checked 4 Oct 2026

Site constraints 2

Agricultural land, grade 2
Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Public footpath 27 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.
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 £907,770 in April 2026. Detached house, freehold.

16 April 2026£907,770Recorded as a transfer outside a standard sale
26 October 2017£640,000

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

Building

Floor area151 m² (1,625 sq ft)
Energy ratingB (89 out of 100), could reach A
PropertyDetached house, 6 habitable rooms
Built1967 to 1975
HeatingAir source heat pump, radiators, electric
WallsCavity wall, filled cavity

From the energy performance certificate lodged in June 2025, the latest held for this property. The building may have changed since. View the certificate

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Important details

Application type
Certificate of Lawfulness proposed
Postcode
PE28 5YY
Received
10 Nov 2025
Validated
1 Dec 2025
Ward
Alconbury
Parish
Upton And Coppingford
Case officer
Show
Target decision
26 Jan 2026
Decision
Consent to
Decision date
13 Feb 2026
Decision level
Delegated
Agent
Emery Planning

How this decision compares

Decided in 74 days from validation, 18 days slower than Huntingdonshire's median of 56 for lawful development certificates. Approved, as 80% of lawful development certificates here are.

62%decided within 8 weeks
80%approved
88decided in the last year

Plota live figures for lawful development certificates decided by Huntingdonshire in the last twelve months, from validation. Huntingdonshire decision record →

Public comments

No public comments yet.

Last counted 4 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14464092
Planning Portal ref
PP-14464092
Statutory expiry
26 Jan 2026
Env. assessment
No
Huntingdonshire
Planning Authority Score
3.9/10
Below average
#197 of 296 councils
Relevant to this application:
Householder decisions

Huntingdonshire is slower than most councils at deciding householder applications, ranking #210 out of 296. 55% of applications have the time limit extended, above the 41% national average. Householder applications are slightly more likely to be approved here (95%) than the national average (90%).

Slower than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Huntingdonshire decision statistics
Based on MHCLG data, the year to March 2026
88%
Overall approval rate
Above avg (87%) #155 of 296
95%
Householder approved
Above avg (90%) #80 of 296
55%
Decided in 8 weeks
Below avg (63%) #210 of 296
55%
Extended time limit
Above avg (41%) #250 of 296
69%
Minor dwellings approved
175 decided (1-9 homes)
91%
Major dwellings approved
22 decided (10+ homes)
87%
Change of use approved
52 decided
1,077
Total decisions
125 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.