®Planning appeal decision
3-5 Northgate , Oakham, LE15 6QR
Planning appeal 3348694 at 3-5 Northgate , Oakham, LE15 6QR (Rutland County Council) was dismissed on 21 February 2025 by Inspector Catchpole R, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area bearing in mind the special attention that should be paid to the desirability of preserving the setting, as it relates to the special interest, of the nearby Grade II listed buildings.
1 new dwelling and a change of use of commercial property to a dwelling. Appeal B: APP/A2470/Y/24/3348692 3-5 Northgate, Oakham, Rutland LE15 6QR
- Authority
- Rutland County Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Catchpole R
- Postcode
- LE15 6QR
Main issues, as the Inspector framed them
- the effect of the proposal on the character and appearance of the area bearing in mind the special attention that should be paid to the desirability of preserving the setting, as it relates to the special interest, of the nearby Grade II listed buildings
- the extent to which it would preserve or enhance the character or appearance of the Oakham Conservation Area
- whether there would be sufficient parking provision
What decided it
The less than substantial but considerable harm to the special interest of the listed buildings and the significance of the conservation area, which carries great weight and is not outweighed by the public benefits of the proposal.
the less than substantial but considerable heritage harm, which carries great weight, was not outweighed by the public benefits including housing delivery, use of previously developed land, sustainable location, and viable use of the property
What the Inspector cited
- Development plan policies
- Policy 2 of the Oakham and Barleythorpe Neighbourhood Plan 2018 – 2036 (2022)Policy SP15(l) of the Rutland Local Plan Site Allocations DPD (2014)Policy CS19 of the Rutland LDF Core Strategy (2011)Policy CS22 of the Rutland LDF Core Strategy (2011)Policy SP5 of the Rutland Local Plan Site Allocations DPD (2014)Policy SP15 of the Rutland Local Plan Site Allocations DPD (2014)Policy SP20 of the Rutland Local Plan Site Allocations DPD (2014)
- National Planning Policy Framework
- Paragraph 212Paragraph 213Paragraph 215Paragraph 210
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
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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.