2 Ackers Road, Stockton Heath, Warrington, WA4 2DH

Planning appeal 3363853 at 2 Ackers Road, Stockton Heath, Warrington, WA4 2DH (Warrington Borough Council) was dismissed on 25 July 2025 by Inspector Hobbs J, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area, including the effect of the proposal on non-designated heritage assets (NDHAs) and trees.

detached dwelling

Authority: Warrington Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Hobbs J
Postcode: WA4 2DH

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area, including the effect of the proposal on non-designated heritage assets (NDHAs) and trees
the effect of the proposal on the living conditions of occupiers of 2 Ackers Road (No 2) with particular regard to outlook and the provision of daylight
whether the proposed self-build dwelling would be secured by an appropriate mechanism, and the effect on the exemption for Biodiversity Net Gain
whether the proposal would provide appropriate living conditions for future occupiers, with particular regard to noise

What decided it

The inability to secure the self-build status through an appropriate mechanism, combined with the moderate harm to non-designated heritage assets and the character and appearance of the area, meant the proposal conflicted with the development plan and material considerations did not indicate it should be decided otherwise.

What the Inspector cited

Development plan policies: Policy DC2Policy DC6Policy ENV8
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.

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The decision letter

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More decisions in Warrington Borough Council

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.