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Dismissed30 October 20233320228

Keepers Cottage, Manor Park Road, North Rode, Cheshire, CW12 2PG

Planning appeal 3320228 at Keepers Cottage, Manor Park Road, North Rode, Cheshire, CW12 2PG (Cheshire East) was dismissed on 30 October 2023 by Inspector Ashworth S, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the area with particular regard to the size of the proposed dwelling, its design, proposed landscaping and effect on trees.

demolition of existing house and detached garage. Proposed new-build dwelling

Authority
Cheshire East
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Ashworth S
Postcode
CW12 2PG

Main issues, as the Inspector framed them

  • The effect of the proposal on the character and appearance of the area with particular regard to the size of the proposed dwelling, its design, proposed landscaping and effect on trees.
  • The effect of the proposal on the heritage significance of the existing building.
  • The effect of the proposal on biodiversity.

What decided it

The proposal fails to meet the policy test for replacement dwellings in the open countryside as the proposed building would be materially larger than the existing building, and the total demolition of a non-designated heritage asset of local significance cannot be justified.

What the Inspector cited

Development plan policies
Policy PG6Policy RUR13Policy SE4Policy SD1Policy SD2Policy SE1Policy SE7Policy GEN1Policy HER1Policy HER7Policy ENV6Policy ENV3Policy ENV5Policy SP1Policy SE3Policy ENV1Policy ENV2
National Planning Policy Framework
Paragraph 203

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.