®Planning appeal decision
Ebenzer Cottage, 41 Old Wareham Road, Poole, Dorset, BH12 4QN
Planning appeal 3339959 at Ebenzer Cottage, 41 Old Wareham Road, Poole, Dorset, BH12 4QN (Bournemouth, Christchurch and Poole) was dismissed on 5 February 2025 by Inspector Rogers J, by written representations. The main issue, as the Inspector framed it: whether the location of the appeal site is suitable for the proposed development having regard to the local development strategy on the uses appropriate within an employment area.
the erection of annexe to provide additional ancillary habitable accommodation that can be rented out separately to the main dwelling on a short-term basis
- Authority
- Bournemouth, Christchurch and Poole
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Other minor developments
- Inspector
- Rogers J
- Postcode
- BH12 4QN
Main issues, as the Inspector framed them
- whether the location of the appeal site is suitable for the proposed development having regard to the local development strategy on the uses appropriate within an employment area
- the effect of the proposed development on the living conditions of occupiers of Ebenezer Cottage (the host property), with particular reference to privacy and the provision of private outdoor space
- whether future occupiers of the proposed development would experience acceptable living conditions, with respect to privacy, private outdoor space, internal space, bicycle and bin storage, car parking and noise
- whether the proposed development would be likely to have a significant effect on the integrity of the Dorset Heathlands, including the Special Protection Area (SPA) and the Dorset Heaths Special Area of Conservation (SAC), and the Poole Harbour SPA
What decided it
The proposed development would have a significant adverse effect on the integrity of the Dorset Heathlands and Poole Harbour designated sites, and the Framework's habitat protection policies provide a clear reason for refusal that displaces the presumption in favour of sustainable development.
What the Inspector cited
- Development plan policies
- Policy PP16Policy PP27Policy PP28Policy PP32Policy PP39
- National Planning Policy Framework
- Paragraph 11
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Bournemouth Christchurch and Poole
The authority’s record since 2016 · every decision in 2025
- Dismissed28 October 20266010210Parkside Guesthouse, 24 Southcote Road, Bournemouth, BH1 3SR
- Allowed22 October 2026601305116 Riverside Lane, Bournemouth, BH6 3LD
- Dismissed19 October 20266005901Flat 5, 11 Alyth Road Talbot Woods, Bournemouth, BH3 7DF
- Dismissed15 October 202660067416 Park Place, Poole, BH14 0LY
- Dismissed14 October 2026601138341 Shillito Road, Poole, BH12 2BW
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.