Planning Appeal Allowed for Self‑Build Dwelling at Leckhampton Hill, Cheltenham
A planning appeal at Leckhampton Hill has been allowed, granting permission in principle for a self‑build dwelling following refusal by Tewkesbury Borough Council. SF Planning successfully represented the appellants, securing a positive decision from the Planning Inspector after full consideration of policy, site context, and sustainability.
Appeal Background
The appeal relates to an application for permission in principle for a single self‑build dwelling. The site lies within the garden of an existing property at Leckhampton Hill. The site lies just beyond the defined settlement boundary and within the Cotswolds National Landscape.
The Council refused the application on the basis that the proposal conflicted with development plan policies restricting new housing in the open countryside.
SF Planning acted on behalf of the appellants. We prepared and presented a robust case, addressing the development plan spatial strategy, the site’s locational sustainability, and the planning balance.
Planning Appeal at Leckhampton Hill: Inspector’s Findings
While acknowledging that the site sits outside a defined settlement boundary being on the very edge of Tewkesbury borough, the Inspector acknowledged that it formed part of the transition between Cheltenham’s urban edge and the surrounding countryside and related well the Cheltenham’s Principal Urban Area. Importantly, the inspector also agreed with our assessment that the site is neither isolated, nor detached from the town.
The Inspector also found that the site benefitted from reasonable access to services and facilities. A bus stop is within walking distance, and the site is within cycling distance of schools, employment, medical facilities, and shops. As a result, the proposal was found to offer genuine alternatives to reliance on the private car.
National Landscape Considerations
The site is within the Cotswolds National Landscape, where great weight is given to conserving landscape character. However, the Inspector concluded that the proposed development would sit alongside existing housing and that any visual effects would be localised.
The decision confirmed that a well‑designed scheme at the technical details stage could also limit harm to character and appearance. The Inspector therefore found that the proposal would not result in unacceptable harm to the National Landscape.
Planning Balance and Housing Supply
A key factor in the appeal was the Council’s inability to demonstrate a five‑year housing land supply. At the time of the decision, the Council acknowledged a supply of just 3.14 years.
The Inspector gave significant weight to the contribution the scheme would make to housing delivery, citing national policy which encourages the provision of new homes, including on small sites. Although a single dwelling, the benefits associated with this were still considered to carry meaningful weight in the planning balance.
When assessed against the National Planning Policy Framework as a whole, the Inspector concluded that the harm arising from conflict with the development plan did not significantly and demonstrably outweigh the benefits. The appeal was therefore allowed.
SF Planning’s Role
Overall, the planning appeal at Leckhampton Hill demonstrates how carefully justified small‑scale development can be supported. This is true, even where proposals sit outside defined settlement boundaries.
From the outset, SF Planning provided strategic advice and led the appeal process. In doing so, we ensured that policy considerations, site context, and sustainability factors were fully addressed. The outcome highlights how smaller‑scale development can be supported where proposals are carefully justified and aligned with both local and national policy.
For more information about this planning appeal at Leckhampton Hil, please contact Becky Brown.
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