The Bungalow, Leycett Lane, Leycett, CW3 9LS

a new build detached bungalow

Authority: Newcastle under Lyme
Appeal type: Planning
Procedure: Written
Development: residential
Postcode: CW3 9LS

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area

What decided it

The cramped and contrived siting of the proposed dwelling immediately adjacent to the existing bungalow would unacceptably harm the spacious character and appearance of the area, and this significant harm outweighs the limited housing and economic benefits of the small-scale development.

the adverse impacts of granting permission, being significant harm to character and appearance, would significantly and demonstrably outweigh the limited benefits of housing delivery and economic gains from a small-scale development, and the presumption in favour of sustainable development does not apply

Framework references: 11

Plan policies cited: Policy CSP1 of the Newcastle-Under-Lyme and Stoke-on-Trent Core Spatial Strategy 2006-2026 (2009), Policy DES1 of the Madeley Neighbourhood Development Plan 2018 to 2037

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.