Appeal 3314923
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
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Official decision document
The decision, section by section
5 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
[address]
Section 02
Decision
The appeal is dismissed.
Section 03
Main Issue
The main issue in this appeal is the effect of the development on the character and appearance of the area.
Section 04
Reasons
The appeal property is a two-storey detached dwelling in an area of detached properties. The locality is predominantly residential in nature. The properties are generally set back from the highway with combinations of spacious front gardens and parking areas.
The setback from the highway contributes positively to the spacious character of the area. The proposed garage would be set back just off the front boundary and therefore forwards of the predominant building line, and although there would be some screening from the existing vegetation, I find that the overall size of the garage would present a prominent structure to the front of the property, and close to the boundary and would therefore be an unsympathetic addition to the immediate street scene. Furthermore, it would be at odds with the prevailing character due to its position forward of the building line.
Whilst the materials and design seek to reflect the character of the dwelling, those matters do not mitigate for the impact on the character of the street frontage arising from the unsympathetic location of the structure, as described above.
The appellant has brought to my attention other properties that benefit from garages to the front of the dwellings, however it is unclear when these garages were built and no details of any planning permissions for the garages have been provided. I also do not have details of the context. I must assess the proposal on its own merits.
The proposed garage would be in a prominent position and would significantly reduce the openness and available space to the front of the dwelling in contrast to the generally spacious feel of the area harming the character and appearance of the area.
For the reasons given, the proposed garage would cause harm to the character and appearance of the area. The proposal would therefore be contrary to Policies DM3 and DM21 of the [name] and Cheshire Local Plan, which, amongst other matters, requires development to contribute positively to the character of the area and be sympathetic to the characteristics of the development site and its surroundings.
Section 05
Conclusion
For the reasons given above and having had regard to all matters raised, I conclude that that the appeal should be dismissed because of the conflict with the development plan and there being no material considerations which indicate that a decision should be made other than in accordance with the
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 221No official casework-database value to compare
- Extracted decision date · page 1
- 21 April 2023Matches the official casework database
- Extracted site visit dates
- 4 April 2023 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3314923
- Application reference
- 22/02567/FUL
- Lead case reference
- Not recorded
- Planning authority
- Cheshire West and Chester
- Planning authority code
- E06000050
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Householder developments
- Appeal type reason
- 1. Refused planning permission
- Appeal reason
- Refusal
- Type detail
- Planning Appeals - Full
- Jurisdiction
- Transferred
- Link status
- Not Linked
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- Not recorded
- Floor space
- Not recorded
- Number of residences
- 0
- Site in Green Belt
- No
- Agricultural holding
- Not recorded
- Affects setting of a listed building
- Not recorded
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Dismissed
- Decision category
- Dismissed
- Received date
- 18 January 2023
- Valid date
- 18 January 2023
- Start date
- 16 March 2023
- Planning authority decision date
- 6 December 2022
- Appeal decision date
- 21 April 2023
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- No
- Bespoke
- No
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- Not recorded
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Horizon
- Dataset status
- Current release
- Catalogue record ID
- 31624
- First seen
- 20 August 2026 at 14:24
- Last seen
- 20 August 2026 at 16:26
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:24
- Record updated
- 24 August 2026 at 16:21