Plan to build cottages behind historic Dunstable pub dismissed on appeal

Applicant Capital Developments (London) Limited appealed against Central Bedfordshire Council’s refusal of the project behind The Saracen’s Head on High Street South.

Two terraces, with three properties in each, were proposed, with accommodation over two floors.

Planning permission for the demolition work and the new cottages was approved in 2017 and subsequently varied in 2020, through an amendment to the previous scheme, according to the planning inspector’s report.

A condition was set for work to begin in December 2020, in line with the original permission, but that lapsed and “there’s no dispute between the main parties that the previous scheme, in either form, is no longer extant”, said the report.

Full plans were submitted again in November 2021, which CBC refused, saying: “The council acted pro-actively through positive engagement with the applicant in an attempt to narrow down the reasons for refusal.

“However, fundamental objections couldn’t be overcome. The applicant was invited to withdraw the application, but didn’t agree to this. Its close proximity to surrounding two-storey properties and tightness to the site boundary, the lack of external amenity space, and overall scale and height would result in cramped overdevelopment.”

Although The Saracen’s Head has been altered over time, its facade retains historic features, explained the planning inspector. “These include arched windows and a covered archway, leading to the appeal site.

“This development would leave minimal remaining open space, creating a stark contrast with the spaciousness of the appeal site. Overall, the proposal would appear cramped and visually intrusive, underpinning the area’s distinctive character.

“Public benefits would be derived from the delivery of six properties within the town centre, which would support a range of local services and facilities a short walk or cycle away.

“There would be economic benefits associated with the construction phase and through future residents contributing to the local daytime and nighttime economies.

“This development would make a meaningful contribution of six homes to the local housing supply, which could be built out relatively quickly. The appellant has sought to make full use of previously developed land, while the poorly designed outbuildings and boundary treatments would be removed from site.

“All of the proposed cottages would have three bedrooms and could be occupied by families with children. But it’s not been shown there would be adequate provision of either individual or communal private amenity space for the occupiers,” added the inspector’s report.

“This project wouldn’t provide suitable living conditions for future occupiers, with particular regard to light, outlook and private amenity space. The previous scheme was assessed against the policies of a different development plan, and no longer represents a fallback position.

“The harm to the character and appearance of the conservation area wouldn’t be outweighed by the public benefits in this case, There’s also harm relating to the living conditions of future occupiers and the related policy conflict.

“These weigh substantially against the appeal proposal, while it conflicts with the development plan. For the reasons given above the appeal should be dismissed.”