®Planning appeal decision
Coach & Horses, 39 Northgate Street, Chester, CH1 2HQ
Planning appeal 3348799 at Coach & Horses, 39 Northgate Street, Chester, CH1 2HQ (Cheshire West and Chester) was dismissed on 16 January 2025 by Inspector Taylor K, by written representations. The main issue, as the Inspector framed it: Whether the proposal would preserve a grade II listed building Number 39 Street Coach and Horses Public House, and any of the features of special architectural or historic interest that it possesses, the setting of nearby listed buildings, and linked to that whether it would preserve or enhance the character or appearance of the Conservation Area.
to demolish existing structures and erect a four-storey extension to the rear of The Coach House Inn comprising additional restaurant and bar area, kitchen and ancillary facilities at ground floor and 14no. additional hotel bedrooms on upper floors with associated internal and external alterations
- Authority
- Cheshire West and Chester
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- leisure-sport · Minor retail and services
- Inspector
- Taylor K
- Postcode
- CH1 2HQ
Main issues, as the Inspector framed them
- Whether the proposal would preserve a grade II listed building Number 39 Street Coach and Horses Public House, and any of the features of special architectural or historic interest that it possesses, the setting of nearby listed buildings, and linked to that whether it would preserve or enhance the character or appearance of the Conservation Area
What decided it
The proposal would fail to preserve the special historic and architectural interest of the grade II listed building and would cause less than substantial but considerable harm to the Conservation Area, which was not outweighed by unsubstantiated claims of economic and social benefits.
What the Inspector cited
- Development plan policies
- EN5EN6DM46DM47
- National Planning Policy Framework
- Paragraph 212Paragraph 213Paragraph 215
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
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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.