Augusta, Norton Malreward, Pensford, BRISTOL, BS39 4EY

replacement of existing outbuilding to a dwelling, and associated adjustments to the existing vehicular access and landscaping

Authority: Bath and North East Somerset Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Faulkner H

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt considering the effect of the proposal on the openness of the Green Belt, and having regard to the Framework and any relevant development plan policies
The effect of the proposal on the character and appearance of the area
Whether the proposal is in a suitable location for a dwelling having regard to relevant development plan policies
If the proposal is inappropriate, whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The substantial harm to the openness of the Green Belt caused by the significant increase in height, volume and visual massing of the proposed building, combined with harm to character and appearance, is not clearly outweighed by other considerations, and very special circumstances do not exist to justify the inappropriate development.

Framework references: 154, 153

Plan policies cited: Policy CP8, Policy GB1, Policy D1, Policy D2, Policy D5, Policy NE2, Policy DW1, Policy RE4

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.

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