Town Planner Pro
Free trial
Search appeal decisions

Planning appeal decision

Dismissed25 November 20213270797

Knapp Hill Farm , Bath Road, Wells, BA5 3LN

Planning appeal 3270797 at Knapp Hill Farm , Bath Road, Wells, BA5 3LN (Mendip District Council *) was dismissed on 25 November 2021 by Inspector O'Brien L, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the Somerset Levels and Moors Ramsar site with particular regard to the discharge of phosphates.

Proposed DP22 application for the conversion and change of use including a small extension of a redundant agricultural building into a 2 bedroom residence

Authority
Mendip District Council *
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
O'Brien L
Postcode
BA5 3LN

Main issues, as the Inspector framed them

  • The effect of the proposal on the Somerset Levels and Moors Ramsar site with particular regard to the discharge of phosphates

What decided it

The proposal would cause harm to the Somerset Levels and Moors Ramsar site through additional phosphate discharge, and the Habitats Regulations require that planning permission must not be granted where adverse effects on the integrity of a European site would occur without imperative reasons of overriding public interest.

What the Inspector cited

Development plan policies
Policy DP5Policy DP8
Judgments
Coöperatie Mobilisation for the Environment UA and Others v College van gedeputeerde staten van Limburg and Others (Joined Cases C-293/17 and C-294/17)

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

Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.

Appeals plan, £15 a month

With an account

What an account adds to this decision

20 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision
An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter
Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.
Searching the full text of appeal decision letters in the app
Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.
Start your free trial

More decisions in Mendip District Council

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

  1. Split Decision13 May 20253357776
    Foxleigh Stables, Budge Lane, Blatchbridge, Frome, Somerset, BA11 5EH
  2. Allowed17 April 20253349703
    Furlong House, Ford Lane, Henton, Somerset, BA5 1PD
  3. Dismissed7 March 20253348485
    Cheddar Valley Inn, 22 Tucker Street, Wells, Somerset, BA5 2DZ
  4. Allowed10 February 20253333233
    Manor Farm Worth, Wookey, Wells, BA5 1LW
  5. Allowed22 November 20243340886
    Land to the North of Wallbridge Gardens, Frome, Somerset, BA11 1RJ

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.