Ranscombe Farm House, Ranscombe Farm, Cuxton, Rochester, ME2 1LA

removal of existing outbuilding and to be replaced by a single-storey annex

Authority: Medway Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Wright A

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
the effect of the development on the openness of the Green Belt
the effect of the proposed development on the character and appearance of the area, having particular regard to conserving and enhancing the landscape and scenic beauty of the Kent Downs Area of Outstanding Natural Beauty (AONB)
whether any harm by reason of inappropriateness, and any other harm is clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal would cause demonstrable loss of openness to the Green Belt in both spatial and visual terms, constituting inappropriate development for which the moderate weight given to accommodating an elderly family member and the neutral weight of landscape compatibility did not amount to very special circumstances.

Framework references: 154, 11

Plan policies cited: Policy BNE30, Policy BNE1, Policy BNE25, Policy BNE32, Policy BNE33

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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