Replacement self-build dwelling at Highgrove House, Little Staughton, Bedford

“- 6 - This application seeks full planning permission for the demolition of an existing dwelling and outbuildings, and the erection of a new self-build dwelling with associated landscaping and parking and amenity space, boundary wall and gate at Highgrove House.”

“Highgrove House, formerly Peach Tree Cottage, is a detached dwelling located in the settlement of West End, Little Staughton. To the west and rear of the site boundary is undeveloped land owned by the applicant outlined in blue. To the east of the site lies 'The Cottage', a grade II listed building (list entry no.: 1114815). To the south across the road is West End Farm, and to the west is a detached dwelling 'Field View' (The Bungalow).”

“In planning policy terms, the site lies outside of the Settlement Policy Area boundary for Little Staughton and is in the open countryside.”

“10/01510/COU - Change of use from agricultural land to residential land. This application concerned land to the west of the site. It was refused in September 2010 because the proposed change of use would adversely impact the rural character of the area and set…”

“23/00668/FUL - Demolition of existing dwelling and erection of a new dwelling with associated landscaping and parking and amenity space. The application was for a similar proposal with a wider and taller design. It was withdrawn in May 2023 due to identified harm to the non-designated heritage asset, as well as to the adjacent Grade II listed building, The Cottage. This application is a resubmission of this previously withdrawn scheme.”

“It is firstly proposed to demolish the existing building considered to be a non-designated heritage asset of low heritage significance. As advised under 24/00021/PREAPP, the updated letter from the structural engineer (LPA V08) provides information regarding the scale of the structural issues and the approximate costs to repair.”

“- 17 - The proposed replacement dwelling would form part of the setting of The Cottage. Currently, the outlook from the listed building in the direction of the site primarily takes in the two storey blockwork extension off the rear of Highgrove House, and as previously stated Highgrove House makes no contribution to the significance of the listed building.”

“Little Staughton Parish Council Objection. Env Health & Trading Standards No objection. Conservation Officer No objection subject to a condition on building recording. Highways (Development Control) Officer No objection subject to conditions. Natural England No comment received. National Grid Plant Protection (National Gas) Outside the High Risk zone and can proceed.”

“- 7 - Scientific Officer No change in land use and the site does not appear to have a potentially contaminative land use history. Informative for contaminated land is recommended. Arboricultural Officer - Planning No objection. Waste Services Manager No objection. Conditions on bin storage and collection points. Ecology Shared Service No objection. Conditions on ecological measures in accordance with the PEA and a scheme of ecology enhancement recommended.”

“The application was advertised to the general public by way of letter, the display of a site notice, and the publication of a newspaper advertisement in the paper, in accordance with the requirements of article 15(5) of the Town and Country (Development Management Procedure) (England) Order 2015.”

“No objections or comments were received in response to the neighbour consultations.”

“That permission be granted in respect of the above application in accordance with the recommendation of the Head of Planning and Building Control.”