# 18 The Dell, Kempston, Bedford

- **Decision:** dismissed, 7 September 2026
- **Decided by:** Planning Inspector: Chris Couper
- **Authority:** Bedford (East of England)
- **Appeal reference:** 6010828
- **Application reference:** 25/02172/COU
- **Procedure:** written-representations
- **Development:** Change of use of semi-detached house from C3 to C2 parents' home (up to 3 families with babies, 24-hour staff)
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** HO9, P3
- **Development plan policies:** Bedford Local Plan 2030 Policies 32, 47S, 60
- **Main issues:** living conditions of future occupiers and neighbours
- **Tags:** tier-2, specialist-housing, ho9-living-conditions

## Summary
A family-assessment "parents' home" (C2) in a semi-detached house, dismissed. It would give cramped conditions for up to 10+ people, and noise through the party wall would harm the neighbour. The Inspector read HO9 as requiring "specialist forms of accommodation [to] provide living conditions appropriate to the needs of their residents" (DL ¶14). There were no material differences from the old Framework (DL ¶8).

## What made the difference
Children's Social Care objected to the layout, and the Inspector shared those concerns (DL ¶¶15–16). The need was real but not quantified: "this scheme, at this intensity, is not the only way in which such accommodation could be provided" (DL ¶23).

## Policy findings
- **HO9: fail.** specialist accommodation must provide living conditions appropriate to residents — cramped, 10+ occupants, no therapy or private space (Children's Services objection) (DL 14-16, 20)
- **P3(2)(b): fail.** noise and disturbance through party wall to No 16 from intensified use and turnover (DL 17-19)
- **HO7: benefit.** effective use of building and social role acknowledged; limited evidence of need; "not the only way" to provide it (DL 22-23)

## Key facts
- Children's Social Care director objected; application pulled from committee the day before
- Amended 2-bed drawing submitted on decision day, rejected as significant material amendment (DL 2-7)

## Sources
- https://appeal-planning-decision.service.gov.uk/published-document/a9c48f3d-35fe-4e64-8479-aeca7609db51
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010828

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010828.html

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