The School House, 65 Main Street, Woodnewton, Peterborough, Northamptonshire, PE8 5EB

Form new vehicle access and construct new dwelling and detached outbuilding. Provide off street parking for existing dwelling

Authority: North Northamptonshire
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Smith A

Main issues, as the Inspector framed them

Whether or not the proposal would accord with relevant provisions of the development plan, in so far as they pertain to "backland" development
Whether or not the proposal would preserve or enhance the character or appearance of the Woodnewton Conservation Area
The effect of the proposal upon the setting and thereby the significance of the Grade II* Listed Church of St Mary
Whether or not it has been satisfactorily demonstrated that acceptable living conditions would prevail for occupiers of The School House, having particular regard to privacy
The effect of the proposal upon biodiversity

What decided it

The proposal's failure to comply with backland development policy, combined with less than substantial but material harm to the heritage significance of the conservation area and listed building setting, and failure to demonstrate biodiversity net gain, outweighed the limited public benefits.

Framework references: 208, 15

Plan policies cited: Policy EN1, Policy EN2, Policy EN11, Policy EN12, Policy 2, Policy 4, Policy 8

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.