The application was approved by committee on the 6th of September 2017. Villagers report that the site is likely to be sold for around £700k.
Shame this wasn't used: we only received this information on the 8th of September but it clearly illustrated that landscape should matter.
Inspector adopts court approach to landscape value in planning balance
An inspector drew on legal support for her decision that a valued landscape is a restrictive policy for the purposes of NPPF paragraph 14, and refused outline permission for 65 houses outside the envelope of a small Essex village after deciding the countryside site formed part of a valued landscape.
The site, part of a larger arable field, was not covered by any national landscape designation but identified in a local plan as being within a special landscape area (SLA) of rolling farmland, the SLA subsequently superseded by a criteria based landscape assessment policy compliant with current national guidance. The inspector gave significant weight to inclusion of the area in a management plan covering the river valley and a nearby AONB, and to its landscape attributes. The extent of local objection also convincing the inspector the site was held in high regard locally. Overall she concluded the appeal site should be regarded as part of a valued landscape.
It seemed to the inspector that the approach to be followed in her decision was that taken in the recent Leckhampton appeal decision by the secretary of state (DCS Number 200-004-992) and supported in a high court ruling, to the effect that a valued landscape is a restrictive policy for the purposes of paragraph 14. Acknowledging that this ruling remained subject to further legal challenge, the inspector nevertheless considered it provided a solid basis for concluding contravention of restrictive landscape and heritage policies, added to poor access to shops, facilities and services, indicated the rural housing estate should be denied permission and dismissed the appeal.
Inspector: Julia Gregory; Inquiry
Villagers contacted CPRENY for assistance which was, following in depth study, of the application given. We objected to the size and scale of this development in the conservation area. The Parish council, the first tier of local government object. We have now written to the Planning Committee members to ensure that they have copies of the original objection and respectfully requested that they refuse this application. It is our view that refusal would stand up to appeal. The planning committee meet on the 6th of September to consider this application.
A copy of our original objection and our letter to the Planning committee can be found below. The application was first publicised on this site in May 2017 see http://www.cprenorthyorkshire.co.uk/news/current-news2/item/2379-preston-under-scar-conservation-area-threatened
Local people know their area well, they know how it works and all too frequently, how it doesn't. It is important to remember that new build doesn't just mean new homes and a couple of cars per house. In this rapidly changing world it means delivery vehicles, refuse collection, services etc as well as the plant required to deliver the build. Our roads in the Dales were designed for the horse and cart, they can barely cope with large four wheel drives, caravans and cars cause chaos to locals and any increase in larger vehicles impacts on existing road users. This village sits 200 metres above sea level. Villagers frequently grit the roads themselves - it's a fact of life, weather impacts more on higher settlements! Remember too, cyclists, walkers, horseriders use the lanes around these villages. You may think what's the problem - 6 more homes is small fry. Yes, in towns and even larger villages, the figure of six would be smaller fry however in a settlement such as Preston under Scar, it is proportionally large scale! We need to keep our rural communities alive and breathing, there is no doubt but take a look at the number of active villagers objecting to this development, there is no doubt this settlement is very much alive.
Interestingly this is the first time in over 20 years CPRENY have campaigned in Preston under Scar! visit http://news.bbc.co.uk/1/hi/uk/277887.stm
Planners are under pressure, we know that. They have to meet targets. Our objection is in no way a criticism of the local planning authority. Our objection is based on what the local people tell us, the planning system and one other thing..... the countryside.