Marsh Nurseries, Boathouse Lane, Parkgate, NESTON, CH64 6RD

proposed development of live-work units, affordable homes, heritage centre and community car park

Authority: Cheshire West and Chester
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Robbie K

Main issues, as the Inspector framed them

Whether or not the proposal would be inappropriate development in the Green Belt including its effect on openness
The effect of the proposed development on the Dee Estuary Special Protection Area (SPA), Special Area of Conservation (SAC) and Ramsar Site
If the proposed development is inappropriate development in the Green Belt, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The site's status as previously developed land, combined with the finding that the proposed development would not have a greater impact on Green Belt openness than the existing development, meant the proposal was not inappropriate development and could be approved subject to conditions and a planning obligation securing mitigation measures.

The benefits of residential development on previously developed land, including the provision of approximately 30% affordable housing and the re-use of a degraded site, outweighed the limited impact on Green Belt openness and were secured by appropriate conditions and planning obligations.

Framework references: 149, 145, 57, 11

Plan policies cited: Policy STRAT9, Policy STRAT11, Policy SOC1, Policy SOC6, Policy DM35

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.

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