Land off Hammond Drive , READ, LANCASHIRE, BB12 7RE

Authority: Ribble Valley Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: McDonagh C

Main issues, as the Inspector framed them

Whether the appeal site represents a suitable location with regards to the spatial distribution of housing strategy of the development plan
The effect of the proposal on the character and appearance of the area
The effect of the proposal on the setting of heritage assets
The effect of the proposal on nearby trees
The effect of the proposal on living conditions of occupiers of adjacent dwellings

What decided it

The proposal's conflict with the development plan regarding location in open countryside outside a settlement, combined with harm to heritage assets' settings and inadequate assessment of impacts on trees and neighbouring living conditions, outweighed the limited benefits of providing one additional dwelling.

Framework references: 135, 207, 212, 215

Plan policies cited: Policy DS1, Policy DS2, Policy DMG2, Policy DMH3, Policy DMG1, Policy DME2, Policy DME4, Policy DME1

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.