Manor Farm, Piltown, West Pennard, GLASTONBURY, BA6 8NQ

outline application with all matters reserved for the erection of 2no. dwellinghouses

Authority: Somerset Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Hunter A

Main issues, as the Inspector framed them

Whether the appeal site is a suitable location for housing with regards to the accessibility to services and facilities, and relevant development plan policies
The effect of the proposed development upon the character and appearance of the area

What decided it

The substantial harm to the character and appearance of the area from the encroachment of residential development into the countryside significantly and demonstrably outweighs the benefits of housing delivery when assessed against the Framework as a whole under the tilted balance.

The substantial harm to character and appearance, attributed substantial weight against the proposal, significantly and demonstrably outweighs the great weight afforded to housing delivery and moderate weight to economic benefits and removal of dilapidated buildings, resulting in dismissal despite the Council's inability to demonstrate a five-year housing land supply.

Framework references: 11

Plan policies cited: Policy CP01, Policy CP1, Policy CP2, Policy CP4, Policy DP9, Policy DP1, Policy DP4

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.