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Dismissed25 June 20253355842

Heartlands Farm, Northwood, Ellesmere, Shropshire, SY12 0NQ

Planning appeal 3355842 at Heartlands Farm, Northwood, Ellesmere, Shropshire, SY12 0NQ (Shropshire County Council) was dismissed on 25 June 2025 by Inspector Nicholls H, following a hearing. The main issue, as the Inspector framed it: whether the proposal would be at risk from flooding and whether it would be served by an adequate means of non-mains foul water drainage.

change of use of land to a mixed use for the keeping of horses (existing) and use as a residential caravan site for an extended Gypsy family, with a total of 4 No. caravans, including the laying of hardstanding and erection of 4 No. amenity buildings

Authority
Shropshire County Council
Appeal type
minor · Planning Appeal
Procedure
Hearing
Development
caravan-gypsy · Change of use
Inspector
Nicholls H
Postcode
SY12 0NQ

Main issues, as the Inspector framed them

  • whether the proposal would be at risk from flooding and whether it would be served by an adequate means of non-mains foul water drainage
  • the need and supply considerations relating to Traveller pitches
  • the accommodation needs and other personal circumstances of the proposed occupiers

What decided it

The unresolved flood risk to the site's access and the failure to satisfy the exception test outweighed the benefits of the proposal, including the shortfall in Traveller pitch supply.

The significant benefit of providing four Traveller pitches in the absence of alternative sites, together with the personal circumstances of the family, did not outweigh the harm arising from unresolved flood risk, which the Framework identifies as a strong reason for refusal, so the tilted balance did not justify departing from the development plan.

What the Inspector cited

Development plan policies
Policy CS18Policy MD2CS Policy CS12
National Planning Policy Framework
Paragraph 11Paragraph 175Paragraph 176

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 applied

The decision letter

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The authority’s record since 2016 · every decision in 2025

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.