Shockerwick Cottage, Shockerwick Lane, Upper Shockerwick, Bath, BA1 7LH

Planning appeal 3279299 at Shockerwick Cottage, Shockerwick Lane, Upper Shockerwick, Bath, BA1 7LH (Bath and North East Somerset Council) was dismissed on 10 November 2021 by Inspector Tucker A, by written representations. The main issue, as the Inspector framed it: Whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies.

1. Proposed removal of the double pitched roof over the work room (previous 1980s garage), and remove the doors to that and the 2012 link extension adjacent. Removal of the existing shed. 2. Extension of the work room (previous 1980s garage) vertically, and new roof over to create a bedroom suite, and new side extension to form a log and cycle store. 3. New fenestration to the work room (previous 1980s garage), and to the 2012 link extension adjacent. 4. Remove the rear post 2000 boarded painted stable door to the kitchen, and reinstate back to a window as it was prior to 2000

Authority: Bath and North East Somerset Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Tucker A
Postcode: BA1 7LH

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
The effect of the proposal on the openness of the Green Belt
The effect of the proposal on the significance of the grade II listed building known as north wing of Shockerwick Cottage
The effect of the proposal on the Cotswolds Area of Outstanding Natural Beauty (AONB) and the setting of the Bath World Heritage Site (WHS)
Whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations. If so, whether these would amount to the very special circumstances necessary to justify the proposal

What decided it

The proposal would constitute inappropriate development in the Green Belt by adding disproportionately to an already enlarged building, and the absence of harm to heritage and landscape designations was insufficient to outweigh the substantial weight given to Green Belt harm.

The lack of harm to the listed building, World Heritage Site and AONB were not sufficient to outweigh the substantial harm to the Green Belt; very special circumstances did not exist.

What the Inspector cited

Development plan policies: Policy GB3Policy GB1Policy CP8Policy CP6Policy B4Policy D1Policy D2Policy D5Policy HE1
National Planning Policy Framework: Paragraph 149Paragraph 176Paragraph 199

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 applied

The decision letter

Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.

Appeals plan, £15 a month

With an account

What an account adds to this decision

17 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision

An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter — Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.

Searching the full text of appeal decision letters in the app — Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.

Start your free trial

More decisions in Bath and North East Somerset

The authority’s record since 2016 · every decision in 2021

Allowed19 August 20266005916
Parcel 1643 Middle Piece Lane, Burnett, Keynsham, BS31 2ED
Dismissed9 July 20266008028
Blossom Manor, Palmers Lane Tunley, Bath, BA2 0DZ
Dismissed30 June 20266006198
561 Bath Road, Saltford, BS31 3JS
Allowed13 May 20266001384
2 Culverhay, Compton Dando, Bristol, BS39 4LQ
Notice varied and upheld12 May 20263349091
Norton Lane Barn Norton Lane, Wellow, Bath, BA2 8QR

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.