Land East of Holywell Road, Pickworth, PE9 4DH

the “erection of a single self-build dwelling, accessed via Holywell Road

Authority: Rutland County Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Pearce S

Main issues, as the Inspector framed them

whether the appeal site is a suitable location for the development proposed, having regard to the development plan
the effect of the proposed development on the character and appearance of the area
whether a safe and suitable access is capable of being provided

What decided it

The significant and demonstrable harm to the character and appearance of the area and the unresolved highway safety concerns outweighed the limited housing benefits when assessed against the Framework as a whole.

The harm identified in respect of character and appearance and highway safety would significantly and demonstrably outweigh the benefits of housing delivery and self-build provision, such that the presumption in favour of sustainable development does not apply.

Framework references: 11

Plan policies cited: CS Policy CS4, CS Policy CS19, SAP Policy SP6, SAP Policy SP15

Judgments cited: Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWCH 2823 (Admin); Bernard Wheatcroft Ltd v SSE [JPL 1982 P37]

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.