Burnside, Proctor Moss Road, Ellel, Lancaster, Lancashire, LA2 0QG

‘The construction of a new double garage with annex accommodation over. Associated landscape and access alterations’

Authority: Lancaster City Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Veevers A

Main issues, as the Inspector framed them

Whether the proposed development would preserve the Grade II listed building known as Dam Head, or its setting, or any features of special architectural and historic interest it possesses
The effect of the proposed development on the character and appearance of the area

What decided it

The height and siting of the proposed outbuilding would fail to preserve the setting of the Grade II listed building and would not be justified by clear and convincing reasons, conflicting with statutory heritage protection requirements and the development plan.

Framework references: 212, 213, 215

Plan policies cited: DM37, DM39, DM29

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.

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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.
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