The Coaching House Elmers Green Lane, Skelmersdale, WN8 6SN

erection of a detached dwelling with integral garage following demolition of an existing extension to The Coaching House to form new access, and erection of a detached garage to The Coaching House

Authority: West Lancashire District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Dillon C

Main issues, as the Inspector framed them

Whether or not the appeal proposal would preserve the setting or features of special architectural or historic interest of the grouping of Grade II listed buildings comprising Stannanaught Farmhouse
The effect on the living conditions of occupants of a neighbouring dwelling known as Kantern, with particular regard to privacy

What decided it

The identified less than substantial heritage harm to the setting of the Grade II listed building group would not be outweighed by the public benefits of the proposal, resulting in unjustified harm contrary to both the Planning (Listed Buildings and Conservation Areas) Act 1990 and the Framework.

Framework references: 205, 206, 208

Plan policies cited: Policy EN4, Policy GN3

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.

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