Land at Hoofield Hall, Hoofield Road, Huxley, Chester, Cheshire, CH3 9BL

the erection of two detached dwellings and garages

Authority: Cheshire West and Chester
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Moulton E

Main issues, as the Inspector framed them

Whether the appeal site is suitable for the development proposed, having regard to accessibility to facilities and services
The effect of the proposed development on the setting of the Grade II listed buildings, the Hall and the Barn

What decided it

The site's unsuitability for residential development due to poor accessibility to facilities and services, contrary to the development plan spatial strategy and Framework sustainability principles, could not be outweighed by the proposal's benefits.

The benefits of preserving the listed building setting, renewable energy design credentials, and housing delivery were outweighed by the fundamental unsuitability of the location having regard to accessibility to facilities and services and the development plan conflict.

Framework references: 79, 80, 104, 105, 134, 199

Plan policies cited: STRAT1, STRAT2, STRAT8, STRAT9, DM19

Judgments cited: Braintree District Council v Secretary of State for Communities and Local Government, Greyread Ltd & Granville Developments Ltd [2018] EWCA Civ 610; Gladman Developments & SSCLG & Central Bedfordshire [2019] EWHC 127 (Admin)

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.