31A The Avenue, Poole, BH13 6LJ

Authority: Bournemouth Christchurch and Poole
Appeal type: Planning
Procedure: Written
Development: residential
Postcode: BH13 6LJ

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area, including any effect on the nearby Conservation Area
the effect of the proposal on protected trees
the effect of the proposal on biodiversity
the effect of the proposal on highway safety
whether or not the proposal would provide convenient and practical waste storage
the effect of the proposal on surface water drainage

What decided it

The substantial harm to the character and appearance of the area and the significance of the Conservation Area, combined with unresolved concerns about protected tree protection and inadequate biodiversity assessment, outweighed the benefits of providing seven additional housing units.

The substantial weight attributed to the harm to the designated heritage asset and the scale of other key harms (character and appearance, protected trees, biodiversity) substantially outweighed the substantial weight given to the provision of housing in an area with a significant shortfall in five-year housing land supply.

Plan policies cited: Policy PP27, Policy PP28, Policy PP30, Policy PP33, Policy PP35, Policy PP38

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.