The Old Shop, Woolton Hill, NEWBURY, RG20 9UJ

Proposed subdivision of the plot and construction of a detached bungalow with associated parking, access and landscaping following demolition of outbuildings

Authority: Basingstoke and Deane Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Howell M

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area, including the conservation and enhancement of the natural beauty of the North Wessex Downs Area of Outstanding Natural Beauty (AONB)

What decided it

The proposed development would cause significant harm to the character and appearance of the area and would not conserve or enhance the natural beauty of the AONB, which provides a clear reason for refusal under paragraph 11(d) of the NPPF notwithstanding the lack of five-year housing land supply.

The limited benefits of one new dwelling and associated economic and social benefits from construction did not outweigh the significant harm to the character and appearance of the area and the AONB

Framework references: 11, 12, 15

Plan policies cited: Policy EM1, Policy EM10

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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