Land adjacent 10 Wren Avenue, Sproston, Crewe (PIP one self-build dwelling)

6010642·Cheshire West and Chester·28 Sept 2026dismissed·25/02664/PIP

Tier label used

settlement hierarchy

The tier sentence ¶9

“sets out the settlement hierarchy for the district”

Summary

Permission in principle for one self-build dwelling beside a small cul-de-sac of semis at Sproston, between Middlewich and Holmes Chapel. The site is 2 km from either town, so S5(1)(j)(i) failed. An hourly bus stops 400 m away, but reaching it means walking in the carriageway of an unrestricted lane and crossing the A54 with no formal crossing. The inspector gave significant weight to the TR3 conflict, and under S5(4) the limited benefits did not substantially outweigh it. Dismissed.

The location finding

TR3: fail. 400 m to an hourly bus, but first part walked in the carriageway of an unrestricted lane with no verge, then an uncontrolled crossing of the A54; cycling on unlit 40 mph roads; only a pub within walking distance (DL 12-16, 27)

Why this is cited

Not in tiers 1–3; countryside: against. In the register this counts as a case where the tier counted against the site.

Sources

Decision on the Planning Inspectorate appeals service · full decision note · letter pins-corpus/6010642.txt

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