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Dismissed29 August 20233317179

The Emperor, 21 Hills Road, Cambridge, CB2 1NW

Planning appeal 3317179 at The Emperor, 21 Hills Road, Cambridge, CB2 1NW (Cambridge City Council) was dismissed on 29 August 2023 by Inspector Raygen Z, following a hearing. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the area having regard to the New Town and Glisson Road Conservation Area and St Pauls Church a Grade II listed building.

Retention of building frontage façade and introduction of a mixed-use development comprising basement and ground floor public house and an Office/Business Use (Class E(g)) to the rear and on the upper floors along with access, cycle parking and associated infrastructure following demolition of existing buildings on site

Authority
Cambridge City Council
Appeal type
minor · Planning Appeal
Procedure
Hearing
Development
other · Minor general industry/storage/warehousing
Inspector
Raygen Z
Postcode
CB2 1NW

Main issues, as the Inspector framed them

  • The effect of the proposal on the character and appearance of the area having regard to the New Town and Glisson Road Conservation Area and St Pauls Church a Grade II listed building
  • The effect of the proposal on highway safety
  • The effect of the proposal on the viability of the public house
  • The effect of the proposal on the living conditions of the occupiers of Dazely House with particular regard to outlook and light
  • Whether the proposal provides an adequate level of bicycle parking for the public house

What decided it

The less than substantial harm to the character and appearance of the New Town and Glisson Road Conservation Area, arising from the scale and massing of the proposed building, was not outweighed by the public benefits.

The very significant public benefits of the scheme (economic growth, employment, improved public house, brownfield redevelopment and biodiversity net gain) did not outweigh the less than substantial harm, of considerable importance and weight, to the conservation area.

What the Inspector cited

Development plan policies
Policy 55Policy 56Policy 57Policy 58Policy 61Policy 80(c)Policy 81Policy 82Policy 76(d)Policy 40
National Planning Policy Framework
Paragraph 199Paragraph 200Paragraph 202Paragraph 130

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.