®Planning appeal decision
Land Rear Of The Rookery, , 98 Cottage Lane,, Ormskirk, , Lancashire, L39 3NJ
Planning appeal 3274406 at Land Rear Of The Rookery, , 98 Cottage Lane,, Ormskirk, , Lancashire, L39 3NJ (West Lancashire District Council) was dismissed on 1 November 2021 by Inspector Manchester S, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the area bearing in mind the special attention that should be paid to the desirability of preserving the setting of the nearby Grade II listed building.
detached 2-storey dwelling with integrated garage. Proposals to be in the form scale, height and materials of the adjacent mews development. Access from the courtyard serving the existing mews development
- Authority
- West Lancashire District Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Manchester S
- Postcode
- L39 3NJ
Main issues, as the Inspector framed them
- The effect of the proposal on the character and appearance of the area bearing in mind the special attention that should be paid to the desirability of preserving the setting of the nearby Grade II listed building
- Whether the proposal would provide adequate living conditions for future occupiers, with particular regard to daylight and sunlight
- The effect of the proposal on the natural environment, with particular regard to protected trees
What decided it
The cumulative harm to the heritage asset's setting, inadequate living conditions for future occupiers due to overshadowing, and significant harm to protected trees collectively outweighed any benefits of the single dwelling and rendered the proposal contrary to the development plan.
The minimal housing and economic benefits of a single dwelling were outweighed by the less than substantial but considerable harm to the Grade II listed building's setting, the failure to provide adequate living conditions for future occupiers, and the significant permanent harm to protected trees and local character.
What the Inspector cited
- Development plan policies
- Policy EN4Policy GN3
- National Planning Policy Framework
- Paragraph 189Paragraph 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.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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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.