76 Ackers Road, Stockton Heath, WARRINGTON, WA4 2BP

a detached dwelling

Authority: Warrington Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Ellis D

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area
the living conditions of neighbouring residents and future occupiers of the proposed development with specific regard to privacy
highway safety, with particular regard to car parking provision

What decided it

The substantial harms to character and appearance, living conditions and privacy, and highway safety significantly and demonstrably outweigh the limited benefits of one additional dwelling unit, such that the presumption in favour of sustainable development does not apply.

The substantial harms to character and appearance, privacy and highway safety were given substantial weight and significantly and demonstrably outweighed the limited weight given to the provision of one additional housing unit and temporary economic advantages, such that the tilted balance did not favour the proposal.

Framework references: 11, 12, 9

Plan policies cited: Policy QE7, Policy QE6, Policy M1

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.