- Decision
- dismissed, 8 September 2026
- Decided by
- Planning Inspector: J D Clark
- Authority
- Cheshire East (North West)
- Appeal reference
- 6007323
- Application reference
- 24/4506/FUL
- Procedure
- written representations
- Development
- Replacement 'manor' style house with basement (pool, gym) and replacement triple garage with accommodation above
- Homes
- 1
- Site context
- inside settlement
- Green Belt
- No
- Framework applied
- August 2026 NPPF
- Determinative policies
- DP3, N2, S4
- Development plan policies
- Cheshire East Local Plan Strategy 2017 SE1, SE3, SE4, SD2, SADPD 2022 GEN1, Cheshire East Borough Design Guide SPD
- Main issues
- character and appearance; bats
Summary
A large replacement house with a basement on an elevated crest in Prestbury. Dismissed. The bulk and flat roof would be intrusive from lower streets, contrary to DP3's requirement to respond to context. The recommended bat emergence survey had not been done, which conflicted with N2. Under S4, a more luxurious replacement dwelling did not overcome these harms.
What made the difference
The site's topography, not the house's size as such. Large houses are characteristic of the road, but this one sits on the crest. The survey gap was an independent reason: where the appellant's own ecologist recommends an emergence survey, reasonable avoidance measures cannot stand in for it.
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| DP3 | fail | scale, bulk and flat roof expanse on an elevated crest does not respond positively to context; visually intrusive from low-rise streets to the east (DL 11-15) | |
| N2 | conflict | own ecology report recommended a dusk emergence survey; RAMs not enough where whole house demolished (DL 16-18) | |
| S4 | fail | larger, more luxurious replacement does not overcome adverse effects (DL 19) |
Key facts
- Existing house on a crest visible from Willowmead Drive and Highfield; replacement similar height but much wider and deeper (DL 10-11)
- Parties consulted on the 17 Aug 2026 Framework (DL 2)
- Self-build/BNG unilateral undertaking not considered (DL 21)
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.