The Oaks 273, Rossmore Road, Poole, BH12 2HQ

convert the existing garage to a 2 bedroom property

Authority: Bournemouth, Christchurch and Poole
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Walker K

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area
The effect of the proposal on highway safety
The effect of the proposal on the living conditions of neighbouring occupiers at No 78a and 78c Herbert Avenue, and No 273 Rossmore Road; and of future occupiers of the new dwelling, with particular regard to privacy, light, outlook, and disturbance

What decided it

The cumulative harm to character and appearance, highway safety, and living conditions of neighbouring and future occupiers significantly and demonstrably outweighs the moderate benefits of providing one additional dwelling in a context of housing land supply shortfall.

Framework references: 11

Plan policies cited: Policy PP27, Policy PP28, Policy PP35, Policy PP37

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.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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