Land to the Rear of Clare Cottage, Quinton Road, Northampton, Northamptonshire, NN4 6LN

Planning appeal 3274010 at Land to the Rear of Clare Cottage, Quinton Road, Northampton, Northamptonshire, NN4 6LN (Northampton Borough Council *) was dismissed on 15 November 2021 by Inspector Plenty B, by written representations. The main issue, as the Inspector framed it: Whether the proposal would preserve or enhance the character or appearance of the Wootton Conservation Area (WCA) and/or preserve the setting of the Grade II Listed Building of Clare Cottage.

a detached stone dwelling on land to the rear of Clare Cottage

Authority: Northampton Borough Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Plenty B
Postcode: NN4 6LN

Main issues, as the Inspector framed them

Whether the proposal would preserve or enhance the character or appearance of the Wootton Conservation Area (WCA) and/or preserve the setting of the Grade II Listed Building of Clare Cottage
The effect of the proposed dwelling on the living conditions of occupiers of neighbouring properties, with particular respect to privacy and outlook, and with respect to future occupiers of the proposal in regard to privacy

What decided it

The less-than-substantial harm to the heritage assets (the conservation area and listed building setting) could not be outweighed by the modest housing benefit of a single dwelling.

The benefits of housing delivery from one dwelling were insufficient to outweigh the less-than-substantial harm to the identified heritage assets, which are an irreplaceable resource.

What the Inspector cited

Development plan policies: BN5S10H1H10E20E26H18
National Planning Policy Framework: Paragraph 199Paragraph 202

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.

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The decision letter

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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.