98 & 100 Packhorse Road, GERRARDS CROSS, Buckinghamshire, SL9 8JG

demolition of No. 98 & 100 Packhorse Road and redevelopment to provide a residential care home (Use Class C2) to provide for 64 no. beds in a 3 storey building including 17 no. car parking spaces, landscaping and associated highways works

Authority: Buckinghamshire Council - South Bucks Area *
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: community-institutional · Other Major Developments
Inspector: Page L

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area, including the setting and heritage significance of Gerrards Cross Centenary Conservation Area and the North Park Kingsway Conservation Area

What decided it

The cumulative effect of multiple instances of less than substantial harm to the heritage significance of both conservation areas outweighed the public benefits of providing housing for the elderly and contributing to housing supply.

The cumulative effect of multiple instances of less than substantial harm to the heritage significance of both conservation areas, given great weight, outweighed the great weight attributable to the need for housing for the elderly and contribution to housing land supply, resulting in refusal under NPPF paragraph 202

Framework references: 202, 11

Plan policies cited: Policy H9, Policy EP3, Policy CP8

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.