Dale Brow, 59 Macclesfield Road, Prestbury, SK10 4BH

Authority: Cheshire East Council
Appeal type: minor · Planning
Procedure: Written
Development: residential
Postcode: SK10 4BH

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the surrounding area
the effect of the proposal on a protected species, in particular bats

What decided it

The proposal's scale, bulk, massing and prominence in an elevated position would be unduly intrusive in the townscape and would not respond positively to its context, combined with insufficient evidence to ensure appropriate mitigation for bats.

Policy S4 of the Framework supports development within settlements unless benefits would be substantially outweighed by adverse effects; the replacement of an existing house with a larger and more luxurious dwelling does not overcome the adverse effects on character and appearance and the unresolved bat survey issue.

Framework references: S3, S4, DP3, N2

Plan policies cited: Local Plan Strategy Policy SE 1, Local Plan Strategy Policy SE 4, Local Plan Strategy Policy SD 2, Local Plan Strategy Policy SE 3, SADPD Policy GEN 1

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.

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