®Planning appeal decision
Land East of Rugby Road, Clifton-upon-Dunsmore, Rugby, CV23 0DF
Planning appeal 6003106 at Land East of Rugby Road, Clifton-upon-Dunsmore, Rugby, CV23 0DF (Rugby Borough Council) was dismissed on 22 May 2026 by Inspector Smith A, following an inquiry. The main issue, as the Inspector framed it: Whether the appeal site is an appropriate location for housing, having particular regard to relevant provisions of the development plan.
Outline planning application for the demolition of all buildings and the residential development of up to 160 dwellings, and creation of associated vehicular access off Rugby Road, pedestrian/cycle access points, parking, landscaping, drainage features, open space, children’s play area and associated infrastructure (all matters reserved except for vehicular access off Rugby Road)
- Authority
- Rugby Borough Council
- Appeal type
- major · Planning Appeal
- Procedure
- Inquiry
- Development
- residential · Major dwellings
- Inspector
- Smith A
- Postcode
- CV23 0DF
Main issues, as the Inspector framed them
- Whether the appeal site is an appropriate location for housing, having particular regard to relevant provisions of the development plan
- Whether the appeal site is an appropriate location for housing, having particular regard to the connectivity of the proposed development to local infrastructure
- The effect of the proposed development on the character and appearance of the area, including considerations of landscape and visual effects and settlement identity
What decided it
The substantial harm to the character and appearance of the area, particularly the significant adverse visual effects on the Recreation Ground and the significant harm to the settlement's separate identity from Rugby, significantly and demonstrably outweighed the scheme's benefits.
The tilted balance was finely poised but the adverse impacts (substantial harm to character and appearance, moderate harm from loss of BMV land, limited harm from spatial strategy conflict and archaeology) significantly and demonstrably outweighed the benefits (housing delivery, affordable housing, economic and other benefits), so the presumption in favour of sustainable development did not apply.
What the Inspector cited
- Development plan policies
- Policy DS1Policy GP2Policy D1Policy HS5Policy NE3Policy SDC1Policy H2Policy HS4emerging Policy G1emerging Policy EN5emerging Policy ENV5
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Rugby
The authority’s record since 2016 · every decision in 2026
- Allowed12 March 2026600198725 Barby Lane, Hillmorton, Rugby, CV22 5QJ
- Planning permission granted5 December 20253367451Land at Fern Field, Oxford Road, Ryton on Dunsmore, CV8 3EP
- Allowed29 May 20253359149Top Road, Barnacle, Warwickshire, CV7 9FS
- Dismissed27 May 20253359147Land West of High Street, Ryton on Dunsmore, CV8 3FH
- Allowed19 March 20253339499The Stables/Fosse Corner, Fosse Way (Opposite Junction With Millers Lane), Monks Kirby, Warwickshire, CV23 0RL
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.