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Dismissed14 September 20213257987

Routs Green Farm Retreat Lane, Bledlow Ridge, High Wycombe, HP14 4AT

Planning appeal 3257987 at Routs Green Farm Retreat Lane, Bledlow Ridge, High Wycombe, HP14 4AT (Buckinghamshire Council - Wycombe Area *) was dismissed on 14 September 2021 by Inspector Edwards S, by written representations. The main issue, as the Inspector framed it: Whether the proposal would constitute inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies.

demolition of the detached barn, annex and porch and erection of extension with basement area, internal alterations and erection of detached 3-bay garage to front, landscaping to garden with associated hard and soft landscaping

Authority
Buckinghamshire Council - Wycombe Area *
Appeal type
householder · Planning Appeal
Procedure
Written Representations
Development
residential · Householder developments
Inspector
Edwards S
Postcode
HP14 4AT

Main issues, as the Inspector framed them

  • Whether the proposal would constitute inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies
  • The effect of the proposal on the openness of the Green Belt
  • The effect of the proposal on the character and appearance of the surrounding area, including the landscape and scenic beauty of the Chilterns Area of Outstanding Natural Beauty
  • The effect of the proposed development and works on the special interest of the Grade II listed building known as Routs Green Farmhouse and the curtilage listed barn
  • If found to be inappropriate development, whether the harm, by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the proposal

What decided it

The harm to the Green Belt by reason of inappropriateness, combined with significant harm to the AONB landscape and great weight heritage harm to the listed building and curtilage barn, was not clearly outweighed by the benefits advanced, so very special circumstances did not exist.

The substantial harm to the Green Belt and openness, significant harm to the AONB landscape, and great weight heritage harm to the listed building and curtilage barn were not clearly outweighed by moderate benefits including sustainability measures, ecological improvements, removal of outbuildings, and the existence of a fallback extant permission, resulting in dismissal.

What the Inspector cited

Development plan policies
Policy DM43Policy CP8Policy CP9Policy CP10Policy DM30Policy DM35Policy CP11Policy DM31
National Planning Policy Framework
Paragraph 149Paragraph 176Paragraph 202Paragraph 148
Judgments
Feather v Cheshire East Borough Council v Mr Christopher Wren and Mrs Susan Wren [2010] EWHC 1420 (Admin); Turner v SSCLG & East Dorset Council [2016] EWCA Civ 466

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Buckinghamshire Council - Wycombe Area

The authority’s record since 2016 · every decision in 2021

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.