St Andrews Lodge, First Drift, Stamford, Cambs, PE9 3JT

erection of detached dwelling, detached garage with associated hard and soft landscaping

Authority: Peterborough City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Francis M

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the Wothorpe Special Character Area, including the effect on trees
the effect of the proposal on highway safety and whether satisfactory parking arrangements would be provided
whether it satisfies biodiversity net gain (BNG)
the effect of the proposal on the living conditions of neighbouring properties with regards to the privacy of the occupiers of Windy Ridge and the outlook of the occupiers of St Giles

What decided it

The significant harm to the character and appearance of the Wothorpe Special Character Area through inappropriate garden subdivision and the detrimental effect on highway safety outweighed the limited benefits of the proposal.

the limited benefits of providing an additional family dwelling and short-term economic benefits were outweighed by the harm to the character and appearance of the area including trees, the detrimental effect on highway safety and parking arrangements, and failure to achieve net gains for biodiversity

Framework references: 135, 187

Plan policies cited: Policy LP20, Policy LP16, Policy LP13, Policy LP28

Judgments cited: Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin)

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.

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