Land off/Adjacent - Kirkby Lonsdale Road, Over Kellet, Lancashire, LA6 1DS

construction of a new single detached dwelling with associated highways access and hard and soft landscaping

Authority: Lancaster City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Teasdale N

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the site and surrounding area, including whether it would preserve or enhance the character or appearance of the adjacent Over Kellet Conservation Area and preserve the setting of the Grade II listed building, Old Hall
The living conditions of existing occupiers of The Bowers and The Stables in relation to privacy of the private garden spaces

What decided it

The unacceptable harm to the character and appearance of the conservation area and the setting of the listed building, to which great weight was attached, could not be outweighed by the limited public benefits of a single new dwelling, even in the context of a housing land supply shortfall.

The adverse impacts in respect of character and appearance and heritage harm significantly and demonstrably outweighed the limited benefits of housing delivery and minor economic and social contributions, when assessed against the policies in the Framework taken as a whole

Framework references: 11, 12, 16, 205, 208

Plan policies cited: Policy DM29, Policy DM38, Policy DM39, Policy DM46

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.