Appeal 6004738
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
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Official decision document
The decision, section by section
5 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
a rear two story extension.
Section 02
Decision
The appeal is dismissed.
Section 03
Main Issue
The main issue is the effect of the extension on the character and appearance of the area.
Section 04
Reasons
The existing property comprises a semi-detached dwelling finished in pebbledash and render. It is set amongst a small estate of similarly designed homes. The originally designed houses have a shallow depth although many have been enlarged with single and two storey extensions, most commonly to the rear. The homes are arranged with reasonable spaces between them, allowing for views between the individual homes.
The appeal site has been similarly enlarged in the past with a two storey rear extension featuring a pitched roof and gabled end. More recently, a further two storey extension has been formed in the angle created by the original house and previous enlargement and it is this element that is the subject of the appeal.
This extension features a flat roof which is set above the eaves line of the remainder of the roof of the building. This fails to integrate satisfactorily with the existing building and does not reflect its form and features. The extension is visible in the public realm between the gap between the host property and 16 [site address] . In addition, it is visible and prominent from [address] and along a small service road to the rear.
The design of the extension, with its flat roof and eaves height above that of the remainder of the house means that it appears as a jarring and incongruous element that is detrimental to the character and appearance of the property and the surrounding area. As such, the development fails to comply with policy HQ1 of the Central Bedfordshire Local Plan 2021, requirements of the [name] and provisions of the National Planning Policy Framework. This is insofar as it would not relate well to the existing local surroundings and reinforce local distinctiveness.
I accept, and indeed have noted above, that many other properties have been extended in the area. Some of the extensions are clearly larger than that which has been constructed here. However, these extensions to other properties all have pitched roofs and eaves that align with the host dwellings. It is the lack of pitched roof and non-conforming eaves height which is the concern here.
Section 05
Conclusion
Due to the use of an incongruous flat roof and non-matching eaves, the extension does not integrate with the existing dwelling satisfactorily and, thus, the extension is harmful to the character and appearance of the host dwelling and area. The appeal is dismissed.
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 5437No official casework-database value to compare
- Extracted decision date · page 1
- 5 May 2026Matches the official casework database
- Extracted site visit dates
- 20 April 2026 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 6004738
- Application reference
- CB/25/03003/FULL
- Lead case reference
- Not recorded
- Planning authority
- Central Bedfordshire
- Planning authority code
- E06000056
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Householder developments
- Appeal type reason
- Not recorded
- Appeal reason
- refused
- Type detail
- Householder
- Jurisdiction
- No Jurisdiction Associated
- Link status
- Not recorded
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- 0 hectares
- Floor space
- 365 m²
- Number of residences
- Not recorded
- Site in Green Belt
- No
- Agricultural holding
- Not recorded
- Affects setting of a listed building
- Yes
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Dismissed
- Decision category
- Dismissed
- Received date
- 6 February 2026
- Valid date
- 6 February 2026
- Start date
- 10 February 2026
- Planning authority decision date
- 5 February 2026
- Appeal decision date
- 5 May 2026
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- Not recorded
- Bespoke
- Not recorded
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- No
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Back Office
- Dataset status
- Current release
- Catalogue record ID
- 88283
- First seen
- 20 August 2026 at 14:25
- Last seen
- 20 August 2026 at 16:29
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:25
- Record updated
- 24 August 2026 at 16:21