Land to the east of Church Street, Stoke St Michael, Radstock, Somerset , BA3 5JS

described in the application form as ‘one dwelling and garden within its curtilage

Authority: Somerset Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Bristow T

Main issues, as the Inspector framed them

Whether the proposal would be acceptable in respect of location, land use and amount of development

What decided it

The less than substantial but clear heritage harm to the historic integrity of the village and setting of listed buildings, which the public benefits of housing delivery do not outweigh.

The benefits of housing delivery and support for infill development in the development plan and NPPF were outweighed by the less than substantial heritage harm to historic integrity and the setting of listed buildings, to which great weight must be accorded

Framework references: 11, 70, 102, 114, 180, 195, 205, 206, 208

Plan policies cited: LP1 Core Policy 1, LP1 Core Policy 2, LP1 policy DP2, LP1 policy DP3, LP1 policy DP9, LP1 policy DP10

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.