Rose Cottage, Blencarn, PENRITH, CA10 1TX

proposed provision of new three bedroomed bungalow on large disused rear garden to Rose Cottage, being remains of pre 1960 farmland with easy access to all services in a quiet and secluded dormitory village of Penrith

Authority: Eden District Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Rafferty C

Main issues, as the Inspector framed them

the effect of the development on the character and appearance of the host dwelling and the surrounding area
the effect of the development on the living conditions of neighbouring occupiers

What decided it

The proposal would cause significant adverse harm to the character and appearance of the AONB and surrounding area by introducing an incongruous, overdeveloped dwelling on an uncharacteristically modest backland plot, contrary to Policy ENV3 and the requirement in paragraph 176 of the Framework to give great weight to conserving landscape and scenic beauty.

No balancing exercise was undertaken; the proposal was found to fail the development plan test with no material considerations to indicate determination other than in accordance with the development plan.

Framework references: 176

Plan policies cited: Policy ENV3, Policy DEV5

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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