Kennel Lodge, Dutton Lane, Cuddington, NORTHWICH, CW8 2TN

the extension to existing porch and replacement of existing dilapidated garage

Authority: Cheshire West and Chester
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Ellison H

Main issues, as the Inspector framed them

whether the proposed garage would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
the effect of the proposed garage on the openness of the Green Belt
the effect of the proposed garage on the character and appearance of the area
if the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The substantial increase in size (273% floorspace increase) makes the proposed garage materially larger than the existing building, constituting inappropriate development in the Green Belt that causes moderate harm to openness and significant harm to character and appearance, which cannot be justified by very special circumstances.

Framework references: 142, 153, 154

Plan policies cited: Policy STRAT9, Policy DM21, Policy DM3

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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