6 Station Road, Whissendine, OAKHAM, LE15 7HG

change of use of agricultural land to garden land

Authority: Rutland County Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Woodwards O

Main issues, as the Inspector framed them

whether or not the appeal site is an appropriate location for development of this type, having regard to local planning policy and guidance
the effect of the proposed development on the character and appearance of the area, including whether or not the proposal preserves the Grade I listed building 'Church of St Andrew' or any features of special architectural or historic interest which it possesses in terms of how the building is experienced in its setting
the effect of the proposal on biodiversity, with particular regard to Biodiversity Net Gain (BNG)

What decided it

The failure to secure the ongoing monitoring of Biodiversity Net Gain proposals for the full 30-year period through a properly executed s106 Planning Agreement meant the proposal could not meet the national 10% BNG requirement, which outweighed the limited benefits of the proposal.

Plan policies cited: Policy CS4, Policy CS19, Policy CS21, Policy SP6, Policy SP15, Policy SP23, Policy WH4, Policy WH5

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.