Bell Inn, 13 Frome Road, Rode, BA11 6PW

3no. dwellings and associated access

Authority: Mendip District Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Cuthbert L

Main issues, as the Inspector framed them

whether the proposal would provide a suitable location for housing, having regard to the development strategy for the area
the effect of the proposal on the significance of The Bell Inn, a Grade II Listed Building, and the Rode Conservation Area as designated heritage assets, through development within their setting

What decided it

The Council's inability to demonstrate a five-year housing land supply, combined with the less than substantial nature of the heritage harm, meant the benefits of housing delivery and economic growth outweighed the conflict with the development plan and heritage harm.

the benefits of the development, comprising significant weight for housing delivery, moderate weight for economic benefits and sustainability credentials, outweighed the less than substantial harm to the designated heritage assets, with no conflict with the relevant heritage objectives of the Framework

Framework references: 60, 206, 208

Plan policies cited: Core Policy 1, Core Policy 2, Development Policy 3

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.