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Planning appeal decision

Allowed21 October 20253363785

40 Cross Lane, Congleton, CW12 3JX

Planning appeal 3363785 at 40 Cross Lane, Congleton, CW12 3JX (Cheshire East) was allowed on 21 October 2025 by Inspector Cryan M, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area, including on a non-designated heritage asset, with particular regard to the loss of The Coach House.

the demolition of The Coach House and the construction of a new dwelling

Authority
Cheshire East
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Cryan M
Postcode
CW12 3JX

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the area, including on a non-designated heritage asset, with particular regard to the loss of The Coach House
  • Living conditions for occupiers of neighbouring properties, with particular regard to overlooking and privacy in respect of No 38A Cross Lane, and loss of daylight or sunlight in respect of The Crofters

What decided it

The limited heritage significance of the Coach House and its poor structural condition, when weighed against the provision of a sympathetic replacement dwelling and the absence of significant harm to neighbouring living conditions, justified allowing the appeal.

What the Inspector cited

Development plan policies
Policy SE1Policy SE7Policy SD2Policy GEN1Policy HER7Policy HOU13Policy HOU12Policy SE3Policy ENV1Policy SE4Policy SE5Policy ENV5Policy SE13Policy ENV16
National Planning Policy Framework
Paragraph 216

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

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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.