Knapp Hill Farm Knapp Hill, Wells, BA5 3HT

Planning appeal 3291273 at Knapp Hill Farm Knapp Hill, Wells, BA5 3HT (Mendip District Council *) was dismissed on 4 April 2023 by Inspector Fish A, by written representations. The main issue, as the Inspector framed it: Whether an Appropriate Assessment pursuant to the Habitats Regulations is necessary in order to agree the conditions attached to the planning permission and, if it is necessary, the effect of the proposal on the Somerset Levels and Moors Ramsar site with particular regard to the discharge of phosphates.

change of use of existing agricultural building into 1no. one bedroom residential dwelling and associated works

Authority: Mendip District Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Fish A
Postcode: BA5 3HT

Main issues, as the Inspector framed them

Whether an Appropriate Assessment pursuant to the Habitats Regulations is necessary in order to agree the conditions attached to the planning permission and, if it is necessary, the effect of the proposal on the Somerset Levels and Moors Ramsar site with particular regard to the discharge of phosphates

What decided it

The proposal would cause unmitigated harm to the Somerset Levels and Moors Ramsar site through phosphate discharge from wastewater, requiring refusal under the Habitats Regulations.

What the Inspector cited

Development plan policies: Development Policies 5Development Policies 8
National Planning Policy Framework: Paragraph 174

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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15 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

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The authority’s record since 2016 · every decision in 2023

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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.