Former Gardens to Knells House, The Knells, CARLISLE, CA6 4JG

Authority: Cumberland
Appeal type: Planning
Procedure: Written
Development: residential
Postcode: CA6 4JG

Main issues, as the Inspector framed them

Whether the proposed development is in a suitable location having regard to the housing policies of the development plan

What decided it

The appeal site lacks good access to services and sustainable transport links, making it unsuitable for residential development under Policy HO 2 of the development plan.

The moderate benefits of housing delivery and economic activity do not outweigh the significant harm from conflicts with the development plan's spatial strategy and sustainability requirements

Plan policies cited: Policy HO 2 of the Carlisle District Local Plan 2015-2030

Judgments cited: Dartford Borough Council v SSCLG and ors [2017] EWCA Civ 141

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.

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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.
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The judgement stays yours. The tool gathers the material and dates it.

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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.