Sycamore Farm, Well Bank Lane, Over Peover, CHESHIRE, WA16 8UN

demolition of existing buildings and erection of a replacement house with associated works to include a comprehensive landscape scheme

Authority: Cheshire East
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Morgan R

Main issues, as the Inspector framed them

the effect of the proposal on Green Belt openness
whether it has been demonstrated that the proposed house would be safe from flooding and not increase the risk of flooding elsewhere
whether very special circumstances exist that clearly outweigh the harm to the Green Belt caused by inappropriateness, and any other harm

What decided it

The absence of very special circumstances that clearly outweigh the harm to the Green Belt, particularly because the appeal scheme would not result in less harm than the valid permitted development fallback.

Framework references: 153, 154, 187

Plan policies cited: Policy PG3, Policy RUR13, Policy SE13, Policy ENV16

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.