163-187 High St, Bottisham, Cambridgeshire, CB25 9BB

Planning appeal 3282241 at 163-187 High St, Bottisham, Cambridgeshire, CB25 9BB (East Cambridgeshire District Council) was dismissed on 7 April 2022 by Inspector Woodwards O, following an inquiry. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area, in particular the character and setting of Bottisham village and the character and landscape of the surrounding countryside.

the development of a retirement care village in use class C2 comprising housing with care, communal health, wellbeing and leisure facilities; and use class C3 affordable dwellings (compromising up to 30% on-site provision), public open space, play provision, landscaping, car parking, access and associated development

Authority: East Cambridgeshire District Council
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Other Major Developments
Inspector: Woodwards O

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the area, in particular the character and setting of Bottisham village and the character and landscape of the surrounding countryside
the effect of the proposal on healthcare
whether any harm to the Green Belt by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the 'very special circumstances' required to justify the proposal

What decided it

The Inspector could not be satisfied that no suitable, available and deliverable non-Green Belt alternative sites existed because the appellant's Alternative Sites Assessment was found not to be robust, meaning the substantial benefits did not clearly outweigh the Green Belt and other harm.

The substantial benefits of affordable and extra care housing, general housing supply, employment and biodiversity gains did not clearly outweigh the substantial harm to the Green Belt (by reason of inappropriateness and to openness), the significant negative weight given to the deficient Alternative Sites Assessment, and the lesser harms to character, appearance and heritage assets, so very special circumstances did not exist.

What the Inspector cited

Development plan policies: Policy ENV 1Policy ENV 2Policy ENV 10Policy HOU 1Policy HOU 4Policy HOU 6Policy GROWTH 1Policy GROWTH 2
National Planning Policy Framework: Paragraph 149Paragraph 137Paragraph 138Paragraph 142Paragraph 144Paragraph 148Paragraph 174Paragraph 79Paragraph 60Paragraph 62Paragraph 81Paragraph 120Paragraph 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.

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The decision letter

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More decisions in East Cambridgeshire

The authority’s record since 2016 · every decision in 2022

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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.