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Dismissed6 October 20253368664

The Old Granary, 2 Hardwick Lane, Studley, B80 7AE

Planning appeal 3368664 at The Old Granary, 2 Hardwick Lane, Studley, B80 7AE (Stratford-on-Avon District Council) was dismissed on 6 October 2025 by Inspector Robinson N, by written representations. The main issue, as the Inspector framed it: Whether the proposal is inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies.

demolition of existing cottage and former dairy building and construction of replacement dwelling (In lieu of existing cottage), retention in part of demolished cottage as ancillary storage space for The Old Granary and associated works

Authority
Stratford-on-Avon District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Robinson N
Postcode
B80 7AE

Main issues, as the Inspector framed them

  • Whether the proposal is inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies
  • The effect of the proposal on the openness of the Green Belt
  • Whether the site is an acceptable location for a replacement dwelling having regard to any relevant development plan policies
  • The effect of the proposal on protected species
  • The effect of the proposal on trees
  • If the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The replacement dwelling would be materially larger than the cottage it replaces (2.5 times the volume), constituting inappropriate development in the Green Belt, and the harm to openness and conflict with development plan policies was not clearly outweighed by other considerations to justify very special circumstances.

What the Inspector cited

Development plan policies
CS.10AS.10CS.20CS.6CS.5CS.9
National Planning Policy Framework
Paragraph 149Paragraph 154Paragraph 154dParagraph 154g

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.