Bamford House, 14 Silver Street, Tetbury, Gloucestershire, GL8 8DH

Permission in principle for the erection of 1 dwelling

Authority: Cotswold District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Stephens K

Main issues, as the Inspector framed them

Whether or not the site would be an appropriate location for housing with particular regard to local and national policy
The effect of the proposal on the character and appearance of the area having regard to the site's location within the Conservation Area

What decided it

The proposal conflicts with the Council's strategic spatial housing policies by locating housing outside the development boundary where it is not permitted, and causes harm to the Conservation Area that is not outweighed by public benefits.

The significant weight given to maintaining the plan-led system and the great weight given to conservation of the heritage asset were not outweighed by the moderate weight given to housing supply, limited weight to working from home opportunities and low-carbon design, and modest economic and social benefits from a single dwelling.

Framework references: 11, 80, 199, 202

Plan policies cited: Policy DS1, Policy DS4, Policy H3(2), Policy H1, Policy EN11, Policy EN5, Policy S9

Judgments cited: Suffolk Coastal District Council v Hopkins Homes Ltd and Richborough Estates Partnership LLP v Cheshire East Borough Council [2017] UKSC 37

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.