Reed Cottage, Holywell, ST. IVES, Cambridgeshire, PE27 4TG

the replacement of kitchen and removal of shed replaced with a linked 1.5 storey extension. Installation of an air source heat pump to introduce heating to the existing cottage and proposed extension

Authority: Huntingdonshire District Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Norman R

Main issues, as the Inspector framed them

Whether the proposal would preserve the Grade II Listed Building, Reed Cottage, Holywell Front, or its setting or any features of special architectural or historic interest which it possesses
Whether the proposal would preserve or enhance the character or appearance of the Holywell Conservation Area
Whether it has been adequately demonstrated that the development would not increase the risk and vulnerabilities associated with flooding

What decided it

The less than substantial harm to the designated heritage assets of the Listed Building and Conservation Area, when weighed against the modest public benefits of the proposal, was decisive in dismissing the appeal.

Framework references: 199, 202

Plan policies cited: LP11, LP12, LP34, LP5

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.