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Dismissed29 October 20253369908

Bulls Head Inn, 115 London Road North, Poynton, Cheshire East, SK12 1AG

Planning appeal 3369908 at Bulls Head Inn, 115 London Road North, Poynton, Cheshire East, SK12 1AG (Cheshire East) was dismissed on 29 October 2025 by Inspector Heron E, by written representations. The main issue, as the Inspector framed it: the effect of the development on the character and appearance of the area including with regard to heritage assets.

a change of use of an existing public house to create two new homes and the erection of two new homes within the existing curtilage

Authority
Cheshire East
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Heron E
Postcode
SK12 1AG

Main issues, as the Inspector framed them

  • the effect of the development on the character and appearance of the area including with regard to heritage assets
  • whether the proposal would result in the unnecessary loss of a public house with reference to local and national planning policies
  • whether the development would make adequate provision for Biodiversity Net Gain (BNG)

What decided it

The significant harm caused by the loss of a community facility and the effect on the character and appearance of the area, including the non-designated heritage asset, substantially and demonstrably outweighed the modest benefits of housing delivery.

The modest benefits of housing delivery and economic benefits were substantially outweighed by the significant harm to character and appearance and the loss of a community facility, such that the presumption in favour of sustainable development did not apply.

What the Inspector cited

Development plan policies
Policy SD1Policy SD2Policy SE1Policy SE2Policy SE7Policy GEN1Policy HER1Policy HER7Policy EGB 3Policy EGB 21Policy HOU6Policy HOU8Policy HOU 11Policy SC1Policy SC3Policy REC5Policy MP1Policy EG1
National Planning Policy Framework
Paragraph 11Paragraph 61Paragraph 73Paragraph 96Paragraph 98Paragraph 129Paragraph 131Paragraph 135Paragraph 216

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.

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