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Allowed19 June 20253359561

The Old School House, Canal Walk, Rudheath, Northwich, CW9 7XP

Planning appeal 3359561 at The Old School House, Canal Walk, Rudheath, Northwich, CW9 7XP (Cheshire West and Chester) was allowed on 19 June 2025 by Inspector Clegg R, by written representations. The main issue, as the Inspector framed it: The effect of noise on the living conditions of future residents of the proposed development.

the ‘erection of 8 two-storey dwellings

Authority
Cheshire West and Chester
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Clegg R
Postcode
CW9 7XP

Main issues, as the Inspector framed them

  • The effect of noise on the living conditions of future residents of the proposed development
  • The effect of the proposed development on the character and appearance of the area
  • The effect of other considerations on the overall planning balance

What decided it

The lack of a five-year housing land supply triggered the tilted balance under NPPF paragraph 11(d), and the significant benefits of housing delivery on a small site in a sustainable location outweighed the limited adverse impacts on living conditions and character and appearance.

The significant benefits of providing housing on a small site in a sustainable location, contributing to housing delivery, outweighed the limited adverse impacts to living conditions and character and appearance, when assessed against NPPF policies for directing development to sustainable locations, making effective use of land, and securing well-designed places.

What the Inspector cited

Development plan policies
Policy STRAT 2Policy STRAT 5Policy SOC 5Policy DM 2Policy DM 30Policy DM 19Policy DM3Policy ENV 6Policy ENV 5
National Planning Policy Framework
Paragraph 9Paragraph 11Paragraph 129Paragraph 135Paragraph 198Paragraph 212Paragraph 73

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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More decisions in Cheshire West and Chester

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

  1. Dismissed27 October 20266008480
    Moorsbarrow Hall Farm, Brereton Lane, Sproston, CW10 0JX
  2. Allowed22 October 20266009366
    Land Adjacent Mangoletsi Ltd, London Road, Allostock, Northwich, WA16 9NS
  3. Dismissed7 August 20266008811
    46 Ermine Road, Chester, CH2 3PL
  4. Dismissed30 June 20266007108
    Land at Marsh Lane, Lower Whitley, WA4 4EX
  5. Notice varied and upheld9 February 20263368737
    Dairy House Farm Holmes Chapel Road, Sproston, Crewe, Cheshire, CW4 7LP

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.