Plot 7 loft alterations at Land North Of Roxton Road, Great Barford

“This Section 73 application seeks approval for minor amendments to Plot 7 of the previously approved residential development of 7 dwellings (ref. 23/00495/REM).”

“The application site lies on land to the north of Roxton Road, approximately 350 metres from the centre of Great Barford. The site measures approximately 0.55 hectares and comprises grassland and an area of hardstanding. It has most recently been used for the storage of vehicles. A small section of land at the frontage has been used as private amenity space associated with No. Roxton Road; this land is within the applicant's ownership.”

“The site is positioned to the rear of existing residential properties at Nos. 43, 45, 47, 49 and 53 Roxton Road. To the north and west, the site adjoins open countryside. To the east, the site is bounded by a recently approved residential development of 77 dwellings at Nightingale Way (former Gleneden Plant Sales site), approved under planning reference 18/02667/MAR, which is nearing completion.”

“Outline planning permission with all matters reserved except access was refused for the change of use of the existing open vehicles storage site (Use class B8) and the erection of 5 no. residential dwellings was refused on 29 May 2020 (planning reference 19/02831/OUT). The application was refused on 5 no. grounds, summarised as follows:”

“The applicant appealed the decision of Bedford Borough Council (appeal reference APP/K0235/W/20/3263447) and the appeal was allowed and outline planning permission granted. Within the appeal statement, the Inspector referred to the residential development to the east of the site (Nightingale Way), which is further away from the village centre than land north of Roxton Road.”

“The proposed external changes, roof lights and minor dimensional amendments, are modest and do not harm the design or character of the dwelling or wider development. Although the submitted plans label the loft rooms as "storage", Officers consider them capable of functioning as two bedrooms. This internal change has no adverse impact on visual appearance.”

“There would be no unacceptable impact on neighbouring amenity. Separation distances exceed those required by Design Code N5 of RENSID, and the roof lights do not introduce harmful overlooking beyond that already possible from first floor windows.”

“Highways (Development Control) Officer No comments received Great Barford Parish Council Objection…”

“- 49 - Env Health & Trading Standards No objection Scientific Officer No comments received Waste Services Manager Objection Housing Development No comments received Natural England No comments received Police Architectural Liaison Officer No comments received Natural England No comments received Bedfordshire Fire And Rescue Service No comments received Arboriculturalist Officer (env Services) No comments received Grounds Maintenance /Parks And Open Spaces No comments to make…”

“Condition 14 was currently a duplicated condition and read the same as condition 5. This is to be amended to…”

“That permission be granted in respect of the above application in accordance with the recommendation of the Head of Planning and Building Control with the amended Condition 14.”

“Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking, re-enacting or modifying that Order), at no time shall the garage facility required for car parking purposes hereby permitted to Plot 7 be converted to any other use without the prior written permission of the Local Planning Authority.”

“REASON: In order to ensure the continued provision of on-site car parking in accordance with Policy 31 i), ii) and iii) of the adopted Bedford Borough Local Plan 2030, Bedford Borough Council's Parking Standards for Sustainable Communities: Design and Good Practice 2014 and Policy D1 of the Great Barford Neighbourhood Plan 2020-2030.”