LAND TO THE REAR OF THE MANOR PUB, MAIN STREET, Cockerham, LA2 0EF

outline application for the erection of a single dwelling all matters reserved excluding access

Authority: Lancaster City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Clark J

Main issues, as the Inspector framed them

The effect of the proposed dwelling on the character and appearance of the surrounding area

What decided it

The harmful effect on the character and appearance of the surrounding area through visual intrusion into open countryside and loss of hedgerow, which substantially outweighs the modest housing benefit in the context of piecemeal erosion of the rural area.

The presumption in favour of sustainable development and housing delivery, given the 2.4-year supply shortfall, was outweighed by the substantial weight of conflict with development plan policies protecting rural character and the harmful effects of piecemeal countryside erosion on this site.

Framework references: 11, 15

Plan policies cited: Policy EN3, Policy DM46, Policy DM45, Policy DM29, Policy SP2

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.