Land at The Knapp, Besbury, Minchinhampton, GL6 9EP

35 dwellings, creation of new access, green infrastructure and associated works

Authority: Stroud District Council
Appeal type: major · Planning Appeal
Procedure: Hearing
Development: residential · Major dwellings
Inspector: Jones M

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area, with regard to the Cotswolds Area of Outstanding Natural Beauty (the AONB); and,
whether or not the proposal would constitute major development within the AONB for the purposes of local and national policies.

What decided it

The highly significant and permanent harm to the AONB's landscape and scenic beauty was not outweighed by the benefits of affordable housing and other modest considerations, so exceptional circumstances for major development in the AONB were not established.

The great weight given to the highly significant harm to the AONB outweighed the significant weight attributed to affordable housing delivery and other modest benefits, resulting in conflict with the development plan as a whole.

Framework references: 170, 176, 177

Plan policies cited: Policy ES7, Policy HC4, Policy MP Env 1

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.