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Planning appeal decision

Notice varied and upheld19 February 20263334865

Beggars Roost, Woolage Green, Canterbury, CT4 6SF

Planning appeal 3334865 at Beggars Roost, Woolage Green, Canterbury, CT4 6SF (Canterbury City Council) was allowed in part (a split decision) on 19 February 2026 by Inspector Douglas L, by written representations. The main issue, as the Inspector framed it: whether the development is in a suitable location in principle, with particular regard to the Council's strategic approach to sustainable development.

Without planning permission, the change of use of an incidental outbuilding to the property known as ‘Beggars Roost’ to two dwelling houses

Authority
Canterbury City Council
Appeal type
enforcement · Enforcement Notice
Procedure
Written Representations
Development
residential · Change of use
Inspector
Douglas L
Postcode
CT4 6SF

Main issues, as the Inspector framed them

  • whether the development is in a suitable location in principle, with particular regard to the Council's strategic approach to sustainable development
  • the effect of the development on the Stodmarsh Nature Reserve Special Area of Conservation (SAC) and Ramsar site, with particular regard to nutrient neutrality

What decided it

The appellants failed to establish on the balance of probabilities that the material change of use to two dwellings occurred before the four-year immunity period expired, and the development conflicts with the development plan as it is located in an unsustainable countryside location contrary to Policies SP4 and HD4.

The modest benefits of providing two homes and small-scale economic benefits were significantly and demonstrably outweighed by the significant conflict with the development plan's strategic approach to sustainable development and the unsustainable countryside location with limited local services.

What the Inspector cited

Development plan policies
Policy SP4Policy HD4Policy SP1
National Planning Policy Framework
Paragraph 11
Judgments
Welwyn Hatfield BC v SSCLG & Beesley [2011] UKSC 15; [2011] JPL 1183

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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More decisions in Canterbury City Council

The authority’s record since 2016 · every decision in 2026

  1. Split Decision2 June 20263332446
    Four Buoys , Radfall Ride , Whitstable , CT3 3EW
  2. Invalid9 April 20263343204
    Land North West of Swanton Lane, Sturry, Canterbury, Kent , CT3 4AX
  3. Planning permission granted11 March 20263334788
    118 Clare Road, Whitstable, Kent, CT5 2EH
  4. Dismissed9 February 20263373078
    17 Hollow Street, Chislet, Kent, CT3 4DS
  5. Notice varied and upheld15 December 20253358538
    Moate Farm, Stodmarsh Road, Canterbury, Kent, CT3 4AP

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.