®Planning appeal decision
34A Talbot Cottage, High Street, Alcester, Warwickshire, B49 5AB
Planning appeal 3356286 at 34A Talbot Cottage, High Street, Alcester, Warwickshire, B49 5AB (Stratford-on-Avon District Council) was dismissed on 22 August 2025 by Inspector Townend K, by written representations. The main issue, as the Inspector framed it: Whether the site is suitable for residential development, having regard to its location, the proposed land use, and the amount of development, with particular regard to whether the site would have vehicular access to the public highway, the effect of the development on flood risk, and the effect on the character and appearance of the Alcester Conservation Area, the setting of Talbot Cottage, a Grade II Listed Building, and archaeology.
one self-build dwelling
- Authority
- Stratford-on-Avon District Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Townend K
- Postcode
- B49 5AB
Main issues, as the Inspector framed them
- Whether the site is suitable for residential development, having regard to its location, the proposed land use, and the amount of development, with particular regard to whether the site would have vehicular access to the public highway, the effect of the development on flood risk, and the effect on the character and appearance of the Alcester Conservation Area, the setting of Talbot Cottage, a Grade II Listed Building, and archaeology
What decided it
The proposal would cause less than substantial harm to the heritage assets (the listed building setting and conservation area character) which, given significant weight, was not outweighed by the limited public benefits of a single self-build dwelling, and the proposal also failed the sequential flood risk test and lacked demonstrated vehicular access.
The less than substantial harm to the setting of Talbot Cottage and the character and appearance of the Alcester Conservation Area, to which considerable importance and weight was attached, was not outweighed by the limited public benefits of one additional self-build dwelling in a location with good access to services, particularly given the Council's demonstrated five-year housing land supply and the failure of the sequential flood risk test
What the Inspector cited
- Development plan policies
- Policy CS.26Policy CS.4Policy CS.9Policy CS.8Policy AS.2Policy HBE8Policy HBE10
- National Planning Policy Framework
- Paragraph 11
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Stratford-on-Avon
The authority’s record since 2016 · every decision in 2025
- Allowed13 July 20266003218Westview, Springbrook Lane, Earlswood, B94 5SG
- Allowed10 July 20263365027Land East Of Kineton Road, Wellesbourne, CV35 9LH
- Dismissed18 May 20266004861Close End, Brook Hill, Great Wolford, Shipston on Stour, Warwickshire, CV36 5NQ
- Dismissed8 May 20266002185Land Adjacent to 1 Dodwell Farm Cottage, Evesham Road, Dodwell, Stratford Upon Avon, CV37 9SY
- Allowed13 March 20263369490Land South of Stockton Road, Napton-on-the-Hill, Warwickshire, CV47 8PN
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.