Beggars Roost, Woolage Green, CANTERBURY, CT4 6SF

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

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.

Framework references: 11

Plan policies cited: Policy SP4, Policy HD4, Policy SP1

Judgments cited: Welwyn Hatfield BC v SSCLG & Beesley [2011] UKSC 15; [2011] JPL 1183

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.

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