9 Kennion Road, WELLS, BA5 2NP

erection of a dwelling

Authority: Mendip District Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Parker R

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area
the effect on the integrity of the Somerset Levels and Moors Ramsar site, with particular reference to phosphate loading

What decided it

The proposal would fail to comply with habitat protection requirements under Regulation 63 of The Conservation of Habitats and Species Regulations 2017 and Section 15 of the NPPF, providing a clear reason for refusal that disapplies the presumption in favour of sustainable development.

The benefits of housing delivery, given the Council's inability to demonstrate a five-year housing land supply, were outweighed by the material harm to character and appearance and the failure to comply with habitat protection policy.

Framework references: 11, 15

Plan policies cited: Policy DP1, Policy DP5, Policy DP7, Policy DP8

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.