Nine Oaks, Stock Lane, Over Peover, Knutsford, WA16 8TU

Authority: Cheshire East Council
Appeal type: householder · Householder
Procedure: Written
Development: residential
Postcode: WA16 8TU

Main issues, as the Inspector framed them

whether the proposal is inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies and its effect on openness
the effect of the proposal on a protected priority species, in particular bats
whether any harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the development

What decided it

The proposal would constitute disproportionate and inappropriate development in the Green Belt with substantial harm to openness, and the neutral visual effect from partial demolition does not amount to very special circumstances to overcome this harm.

The substantial harm caused by inappropriateness and harm to Green Belt openness was not clearly outweighed by other considerations; the neutral effect from demolition of part of the existing dwelling did not amount to very special circumstances.

Framework references: GB7, 19

Plan policies cited: Policy PG 3, Policy RUR 11, Policy SE 3, Policy ENV 2

Judgments cited: Morge v Hampshire County Council [2011] UKSC 2

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.

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