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Dismissed2 February 20263372777

Plot 3, Green Tree Farm, 2 Chelford Road, Somerford, Congleton, Cheshire, CW12 4QD

Planning appeal 3372777 at Plot 3, Green Tree Farm, 2 Chelford Road, Somerford, Congleton, Cheshire, CW12 4QD (Cheshire East) was dismissed on 2 February 2026 by Inspector Harding C, by written representations. The main issue, as the Inspector framed it: whether the proposal would include suitable arrangements for surface water drainage.

erection of a single, two-storey residential house with a detached garage

Authority
Cheshire East
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Harding C
Postcode
CW12 4QD

Main issues, as the Inspector framed them

  • whether the proposal would include suitable arrangements for surface water drainage
  • the effect of the proposal upon the character and appearance of the area
  • the effect of the proposal upon the living conditions of occupiers of existing properties with particular reference to loss of light

What decided it

The failure to demonstrate suitable arrangements for surface water drainage, which would conflict with development plan policies and could not be appropriately secured by condition, outweighed the modest benefits of housing delivery and economic contribution in the planning balance.

The adverse impacts of granting permission, principally the unresolved surface water drainage conflict with the development plan, significantly and demonstrably outweighed the modest benefits of housing supply, economic benefits, and renewable energy measures, such that the proposal did not represent sustainable development.

What the Inspector cited

Development plan policies
CELP Policy SE13SADPD Policy ENV16CELP Policies SE1CELP Policy SD2SADPD Policy GEN1Somerford Neighbourhood Plan Policy D1CELP Policy SE1SADPD Policy HOU12
National Planning Policy Framework
Paragraph 11Paragraph 135
Judgments
Mansell v Tonbridge and Malling Borough Council [2017] EWCA Civ 1314; North Wiltshire District Council v Secretary of State for the Environment [1993] 1 PLR 54; Sevenoaks DC v Secretary of State for the Environment [1997] EWHC Admin 1012

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.

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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.