®Planning appeal decision
Stapleford Mill Farm Ryecroft Lane, Bruen Stapleford, Chester, CH3 8HH
Planning appeal 3366204 at Stapleford Mill Farm Ryecroft Lane, Bruen Stapleford, Chester, CH3 8HH (Cheshire West and Chester) was dismissed on 6 October 2025 by Inspector Major R, by written representations. The main issue, as the Inspector framed it: whether the appeal site is a suitable location for housing, having regard to the Council's spatial strategy and the relevant development plan policies.
demolition of existing barn buildings. Erection of two storey dwelling, garage, office and car port
- Authority
- Cheshire West and Chester
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Major R
- Postcode
- CH3 8HH
Main issues, as the Inspector framed them
- whether the appeal site is a suitable location for housing, having regard to the Council's spatial strategy and the relevant development plan policies
- the effect of the proposed development on the character and appearance of the surrounding area
What decided it
The significant harm to the character and appearance of the rural area caused by the proposed new dwelling's incompatible design, scale and prominence substantially and demonstrably outweighs the benefits of housing provision, even when assessed against the tilted balance triggered by the Council's inability to demonstrate a five-year housing land supply.
The adverse impacts arising from significant harm to character and appearance substantially and demonstrably outweigh the benefits of housing provision, self-build opportunity, economic benefits and use of previously developed land when assessed against the Framework policies taken as a whole; the fallback scheme negates harms from unsustainable location but is afforded limited weight because the appeal proposal would be more harmful to character and appearance than the fallback scheme.
What the Inspector cited
- Development plan policies
- Policy STRAT 1Policy STRAT 2Policy STRAT 8Policy STRAT 9Policy ENV 6Policy DM 1Policy DM 3Policy DM 19Policy DM 21Policy 3 of the Central Gowy (South) Neighbourhood Plan (2015 – 2030) (2018)
- National Planning Policy Framework
- Paragraph 11Paragraph 73Paragraph 83Paragraph 84Paragraph 110Paragraph 115Paragraph 129Paragraph 135Paragraph 139Paragraph 225
- Judgments
- Mansell v Tonbridge and Malling BC & others [2017] EWCA Civ 1314; North Wiltshire DC v SSE & Clover [1992] JPL 955, (1993) 65 P&CR 137
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 appliedThe decision letter
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With an account
What an account adds to this decision
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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.