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Dismissed9 December 20253366249

22 Larkspur Rise House, Innox Grove, Englishcombe, Bath, BA2 9DX

Planning appeal 3366249 at 22 Larkspur Rise House, Innox Grove, Englishcombe, Bath, BA2 9DX (Bath and North East Somerset Council) was dismissed on 9 December 2025 by Inspector Leonard S, by written representations. The main issue, as the Inspector framed it: Whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework 2024 and any relevant development plan policies.

loft conversion with addition of rear dormer

Authority
Bath and North East Somerset Council
Appeal type
householder · Householder (HAS)
Procedure
Written Representations
Development
residential · Householder developments
Inspector
Leonard S
Postcode
BA2 9DX

Main issues, as the Inspector framed them

  • Whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework 2024 and any relevant development plan policies
  • The effect of the proposal on the openness of the Green Belt
  • The effect of the proposal on the character and appearance of the host property and the surrounding area
  • If the development is inappropriate, whether harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, and if so, would this amount to the very special circumstances required to justify the proposal

What decided it

The cumulative volume increase of extensions over the original dwelling of 72.26% substantially exceeds the Green Belt SPD guidance threshold of approximately one-third, rendering the proposal inappropriate development in the Green Belt with no very special circumstances to justify it.

What the Inspector cited

Development plan policies
CP8GB1GB3CP6D1D2D5
National Planning Policy Framework
Paragraph 11Paragraph 154Paragraph 155

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 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.