Grange Lodge, Horsley Lane, Coxbench, DERBY, DE21 5BH

to provide a side/rear extension for garage and family room; with additional bedroom & en-suite in roof space. Provide an open porch to front entrance

Authority: Amber Valley Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Clarke B

Main issues, as the Inspector framed them

The effect of the development upon the character and appearance of the surrounding area, with regards to the effect on nearby protected trees

What decided it

The development would cause adverse effects on nearby protected trees through root damage and future pressure for pruning, which would harm the character and appearance of the area, and these harms significantly and demonstrably outweigh the modest benefits of the scheme.

The harm to the protected trees and character and appearance significantly and demonstrably outweighed the relatively small benefits of additional residential capacity and construction-phase economic benefits

Framework references: 11

Plan policies cited: Policy EN8, Policy EN2

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.

The judgement stays yours. The tool gathers the material and dates it.