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

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

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.

Framework references: 11, 154, 155

Plan policies cited: CP8, GB1, GB3, CP6, D1, D2, D5

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.