Land To The East of Tilstock Road, Tilstock, Shropshire, SY13 3JQ

full planning application for the residential development of 70 dwellings including access, open space, landscaping and associated works

Authority: Shropshire County Council
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Major dwellings
Inspector: Smith A

Main issues, as the Inspector framed them

Whether the appeal site is an appropriate location for the proposed development, having particular regard to relevant provisions of the development plan
Whether the appeal site is an appropriate location for the proposed development, having particular regard to accessibility to facilities and services
The effect of the proposed development on the character and appearance of the area, including consideration of urban design matters
The extent of the Council's acknowledged housing supply shortfall

What decided it

The significant shortfall in the Council's five-year housing land supply engaged the tilted balance, and the substantial benefits of housing delivery were not significantly and demonstrably outweighed by the identified harms.

The substantial cumulative benefits of the scheme, principally housing and affordable housing delivery, outweighed the limited and moderate harms identified (spatial strategy conflict, accessibility, character and appearance, and BMV land loss), so the presumption in favour of sustainable development applied and the appeal was allowed.

Plan policies cited: Policy CS1, Policy CS4, Policy CS5, Policy CS6, Policy CS7, Policy MD1, Policy MD2, Policy MD3, Policy MD7a, Policy MD12, Policy S18.2

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.