# Land rear of The Green Man, Clophill (1 dwelling)

- **Decision:** allowed, 4 September 2026
- **Decided by:** Planning Inspector: Andrew Owen
- **Authority:** Central Bedfordshire (East of England)
- **Appeal reference:** 6010315
- **Application reference:** CB/26/00472/FULL
- **Procedure:** written-representations
- **Development:** Detached dwelling on the former pub car park, replacing an implemented permission for a dwelling
- **Homes:** 1
- **Site context:** inside-settlement, conservation-area, listed-building-setting
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** HE4, HE6
- **Development plan policies:** Central Bedfordshire Local Plan 2021 HE3, HQ1, HQ8
- **Main issues:** heritage setting, neighbour privacy, future occupiers living conditions
- **Tags:** fallback, conservation-area, heritage-no-harm, tier-2

## Summary
A replacement design for an already-implemented house behind a Grade II former pub in Clophill was allowed. It preserved the settings of the listed building and the conservation area under HE4/HE6. Poor garden privacy was no worse than under the extant permission (DL ¶17-18, ¶27).

## What made the difference
The implemented permission for a dwelling on the same site was the fallback. It neutralised the privacy conflict, and the site "provides very little contribution to the setting of the listed building" (DL ¶12).

## Policy findings
- **HE6: pass.** setting of Grade II Green Man and Clophill CA preserved; site contributes very little to setting (DL 10-18)
- **P3: conflict.** poor privacy to new garden from 1a High Street, outweighed by the extant permission fallback (DL 23, 27)

## Key facts
- Implemented permission for a dwelling on the same site (DL 5)
- Access through the conservation area over a route already used by vehicles (DL 28)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010315
- https://appeal-planning-decision.service.gov.uk/published-document/262da798-6d66-488f-9bf0-8973eb0d6a03

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010315.html

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