Waterworks Cottage, The Green, Snitterfield, STRATFORD-UPON-AVON, CV37 0JE

alterations and extensions to Waterworks Cottage and erection of a single storey dwelling and associated and ancillary works

Authority: Stratford-on-Avon District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Law T

Main issues, as the Inspector framed them

Whether the proposed development constitutes inappropriate development in the Green Belt
The effect of the proposed development on openness
Whether the proposed development would be in a suitable location, having regard to the relevant policies of the development plan which seek to manage the location of new development and access to services
The effect of the proposal on the character and appearance of the area and Waterworks Cottage
Highway safety
Whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations. If so, whether these would amount to the very special circumstances necessary to justify the proposal

What decided it

The proposal represents inappropriate development causing substantial harm to Green Belt openness and purposes, and very special circumstances do not exist to justify approval.

Framework references: 154, 155, 149, 8, 135, 115

Plan policies cited: CS.10, AS.10, BE3, CS.15, H1, H4, CS.9, CS.20, BE1, CS.26, IN3

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.