Brookhouse Hall, Brookhouse Road, Brookhouse, LANCASTER, Lancashire, LA2 9PA

demolition of conservatory replaced with single storey orangery

Authority: Lancaster City Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: other · Householder developments
Inspector: McDonagh C

Main issues, as the Inspector framed them

The effects of the development on the character and appearance of the host building, which is a Non-Designated Heritage Asset (NDHA), the Brookhouse Conservation Area (BCA), the Forest of Bowland Area of Outstanding Natural Beauty (AONB) and the setting of nearby Listed Buildings

What decided it

The inappropriate use of rendered materials and modern design elements on a Non-Designated Heritage Asset within a Conservation Area causes less than substantial harm to heritage significance that cannot be justified by private benefits.

The less than substantial harm to the significance of the Non-Designated Heritage Asset, Conservation Area and setting of Listed Buildings was not outweighed by the private benefits of the proposal.

Framework references: 200, 199, 202, 176

Plan policies cited: DM29, DM38, DM39, DM41, DM46, SP7, 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.