Land off Stamford Road, Geddington, NN14 1BB

20 dwellings and all other associated infrastructure including access, drainage and public open space

Authority: North Northamptonshire
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Ford K

Main issues, as the Inspector framed them

Whether the site is an appropriate location for the development having regard to the provisions of the development plan and the National Planning Policy Framework
The effect of the proposal on biodiversity
The effect of the proposal on flooding risk
The effect on the living conditions of future occupants of plots 15-20 with regards overshadowing

What decided it

The cumulative weight of three identified harms—failure to secure biodiversity net gain, unresolved surface water flood risk, and unacceptable overshadowing to future occupants—outweighed the significant benefits of affordable housing delivery and housing supply contribution.

The significant benefits of entry-level affordable housing delivery and contribution to housing supply were outweighed by the identified harms regarding biodiversity loss, flood risk, and living conditions of future occupants in conflict with the development plan as a whole.

Framework references: 11

Plan policies cited: Policy 13 of the Joint Core Strategy, Policy 4 of the Joint Core Strategy, Policy 8 of the Joint Core Strategy

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.