45 Brixey Road, POOLE, BH12 3EY

the change of use from a garage to residential unit, being a Studio flat

Authority: Bournemouth, Christchurch and Poole
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Evans J

Main issues, as the Inspector framed them

the effect of the proposed development upon the character and appearance of the area
the effect upon the integrity of the Dorset Heathlands Site of Special Scientific Interest (SSSI), Special Protection Area (SPA), Ramsar site, and Dorset Heaths Special Area of Conservation (SAC), and upon the Poole Harbour SSSI, SPA and Ramsar site

What decided it

The absence of conclusive and effective mechanisms to protect the Dorset Heathlands and Poole Harbour habitat sites, combined with significant harm to local character and appearance, substantially and demonstrably outweighs the housing supply benefits.

The modest social and economic benefits of providing one additional dwelling were substantially and demonstrably outweighed by the significant cumulative environmental harm to character and appearance and the adverse effect on protected habitat sites.

Framework references: 11

Plan policies cited: Policy PP27, Policy PP28, Policy PP32, Policy PP39

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.