Clemley Cottage, Burgess Lane, Northwich, Cheshire, WA6 8PA

a replacement dwelling (demolition of existing house)

Authority: Cheshire West and Chester
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: McGlone A

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt, having regard to the development plan and the National Planning Policy Framework
The effect of the proposal on the openness of the Green Belt
If the proposal is inappropriate development, whether the harm by reason of inappropriateness and any other harm is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The fallback position of the lawful multiple extension scheme, which would cause more substantial harm to the Green Belt through a larger footprint and greater visual impact on openness, was given very substantial weight and clearly outweighed the harm caused by the replacement dwelling proposal.

Framework references: 154, 142

Plan policies cited: LP1 Policy STRAT 9, LP2 Policy DM 19, LP2 Policy DM 21, LP2 Policy DM 44, LP1 Policy ENV 4, NP Policy HOU1, NP Policy HOU3

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.

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