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

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

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.

Framework references: 203

Plan policies cited: Policy PG6, Policy RUR13, Policy SE4, Policy SD1, Policy SD2, Policy SE1, Policy SE7, Policy GEN1, Policy HER1, Policy HER7, Policy ENV6, Policy ENV3, Policy ENV5, Policy SP1, Policy SE3, Policy ENV1, Policy ENV2

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.