Settlement hierarchy · National Planning Policy Framework (NPPF), August 2026

Service Village Does Not Mean Sustainable

A settlement hierarchy is a ranking of villages, made for the local plan. Under the 2024 NPPF it was a fair stand-in for "sustainable location". Under the August 2026 NPPF it cannot carry the point on its own. Whether a site is sustainable is decided on the route, under Policy TR3.

What it is

A ranking

The council scores its villages on size and a few services, then ranks them so the plan can send more housing to the better-served ones.

"It effectively ranks them so that housing is directed to the largest settlements with facilities…"Stratford Core Strategy Inspector, 2016, ¶271
NPPF, December 2024

A fair proxy

The Framework backed village growth and told decision-makers to allow for rural transport. A village's tier was a reasonable shorthand.

"opportunities to maximise sustainable transport solutions will vary between urban and rural areas, and this should be taken into account in both plan-making and decision-making."NPPF 2024, ¶110
NPPF, August 2026

Little weight on its own

That sentence is gone. Each site now gets a route test, and the tier cannot answer it by itself. The one rural clause left, TR3(1)(e), asks applicants to improve connectivity; it is not an allowance for car use.

"limit the need to travel, particularly by private car, and offer a genuine choice of transport modes"NPPF 2026, TR3(1)(a)

How much weight does the 2026 NPPF give the hierarchy?

There are four ways the tier could enter a decision. It survives as plan policy, and as a label inspectors cite beside route evidence. It decides none of them on its own.

In the Framework itselfwhole text
None
"Settlement hierarchy", "service village" and "service centre" never appear. The village-growth policy HO6(1)(b) is a plan-making policy, and ¶8 says "the plan-making policies should not be used when making decisions on development proposals."
As local plan policys.38(6), Annex A(2)
Plan accordance
A site inside a service village's boundary accords with the plan's spatial strategy, and that counts under s.38(6). The weight is the plan's, not the tier's: parts of a policy "which are materially inconsistent with national decision-making policies in this Framework should be given very limited weight." Stratford decisions under the 2026 Framework now treat Core Strategy policies CS.15, CS.16 and AS.10 in exactly that way.
Inside or outside a "settlement"Annex B → S4 or S5
Not the tier
Plan boundaries can count; the tier does not. And the definition "exclude[s] villages which lie within and are defined as part of the Green Belt", whatever their tier.
Sustainable locationTR3, and GB7(1)(g)(iii) in the Green Belt
Not on its own
TR3 asks about a genuine choice of transport modes on the actual journey, and TR3(2) says the government's Connectivity Tool should be used. Inspectors do cite a village's tier when they find a location sustainable, but in every allowed case they also had a bus service, lit footways or an urban setting to point to. Where the route was poor, as at Findon and Welland, the tier did not save the site.
On the question that matters most, whether this site is sustainable, the hierarchy cannot carry the answer. The route has to.

What "Category 3" actually measured

Stratford's Local Service Villages (LSVs) are scored on four things: size, a shop, a primary school and public transport. Claverdon reached Category 3 on its school and its size.

On public transport it scored zero.

TR3 applies to every site, whatever the tier. But the lower the tier, the less the label says about getting around without a car. At Category 3 in Claverdon it says nothing, so the answer has to come from the route.

Inspectors decide on the route

Appeals under the 2026 Framework, dismissed because the walk failed. A named service village, a Category 1 village, or a station close by, did not save them. A sweep of every decision in the dataset, below, found that only 203 mention a settlement-tier label (109 in the hierarchy sense). No appeal in the dataset was allowed on the tier alone. In every allowed case the tier sat beside route evidence: a daily or better bus, lit footways or an urban setting. Where the route was poor, the label did not save the site.

WellandDismissed
"The village is a Category 1 settlement, with a range of services and public transport connections" … "I crossed the 30mph carriageway and walked along the unlit footpath (on the opposite side of the street) to the village centre" … "heavily reliant upon the private car".
6006722 · Malvern Hills
FindonDismissed
"The nearest settlement to the appeal site is Findon which is a service village … future occupiers would have a reliance on the private car."
6006900 · South Downs
Hatton StationDismissed
About 350 m to the station, but "no meaningful dedicated facilities for either pedestrians or cyclists".
6006637 · Warwick

Also dismissed on the route: 6011736 Copthorne, 6009966 South Nutfield, 6010313 Newchapel, 6008528 Beare Green, 6003001 Kingswood, 6012481 Well Hill.

The other side of the ledger. The tier was cited in favour in allowed appeals too, and the route evidence beside it is the tell: 6010973 Broadwas (Category 2, a daily bus; car reliance "no different for the residents of the appeal site and the residents of existing housing in the village"), 6011103 Biddulph Moor (larger village, lit footways), 6006497 Chaldon (Connectivity Tool band A, benchmarked against Category 2 settlements), 6008253 Aston Clinton (location agreed on a Transport Assessment; the highway authority called the 840 m walk to the bus stops "excessive" and took a bus contribution and a new footway). One Green Belt case passed GB7(1)(g)(iii) with no route facts at all: 6007484 Tarleton, where car reliance was "not unusual in a rural context". That inspector quoted the deleted 2024 sentence as if it were still in the Framework; nothing in TR3 says it. The 2026 rural wording cuts the other way. TR3(1)(e) says that "In rural areas, opportunities to improve walking, wheeling, cycling and public transport and enhance the connectivity of an area should be taken where they exist and can be supported by the development proposed", and at 6000903 Trewarmett the inspector held that TR3(1)(e) expects proposals "to take opportunities to improve rural connectivity" and that the scheme "has not been shown to do so". Expect the Tarleton argument at Claverdon; the answers are the route table below and a scheme that offers no footway, crossing or lighting.

What a sweep of every decision found

The sweep covered every decision in the dataset as it stood on 2 October 2026 — all 1,064 case files and all 1,508 appeal letters in the corpus. Only 203 mention a settlement-tier label at all, and in 94 of those the deliberately broad search matched wording about services (“local services” and the like) with no settlement tier referenced; those are excluded, leaving 109 that use a tier in the hierarchy sense, grouped A to F below. The great majority of decisions never mention a tier and decide location without reference to the hierarchy.

Every decision letter and case file in the dataset was searched for any settlement-tier label (“service village”, “Local Service Village”, “Key Service Centre”, “Category 1–4”, “tier 2 settlement” and the like). That found 203 decisions, each read at every matching passage and classified by how, if at all, the label influenced the result. Every quotation here and on the sub-pages is taken verbatim from that register and is checked against its source each time the page is built: 235 of 235 matched. Council-decision quotations are verified against the case file, because officer reports are not in the letter corpus.

No appeal in the dataset was allowed on the tier alone. In every allowed case the tier sat beside route evidence: a daily or better bus, lit footways or an urban setting. Where the route was poor, the label did not save the site.

How the tier was usedDecisions
A — the shorthand applied wrongly: tier treated as the answer, no route sentence4
B — tier acknowledged, location decided against on the route7
C — tier cited in support, beside route or transport evidence16
D — tier counted against the site (low tier, unlisted, outside the hierarchy)57
E — descriptive only24
F — set aside: location finding imported from an adjoining recent permission1
Excluded: search matched wording about services, no tier referenced94

A — the shorthand applied wrongly: the tier treated as the answer, with no route sentence

The shorthand this piece is about. Two appeals were dismissed on other grounds with the tier accepted on location; the other approvals are the Council’s.

6007771Braceborough, South Kesteven (17 Aug 2026) — dismissed.
Tier: “Braceborough is identified as a ‘smaller village’ within the LP Policy SP2 settlement hierarchy” ¶20
Route: none in the decision
6010196Great Witley, Malvern Hills (18 Sept 2026) — dismissed.
Tier: “Great Witley is identified in the development plan settlement hierarchy as a village” ¶13
Route: none in the decision
stratford-26-01458-FULEarlswood, Stratford-on-Avon (3 Sept 2026) — approved.
Tier: “within the BUAB of an identified local service village, I am satisfied that the proposals would be in a sustainable location”
Route: none in the decision
stratford-26-01764-PIPKineton, Stratford-on-Avon (25 Aug 2026) — approved.
Tier: “Kineton is a Main Rural Centre; site outside the BUAB but within walking distance of services”
Route: none in the decision

B and C are the two outcomes when an inspector looks at both the tier and the route. In B the inspector acknowledged the tier, the route evidence went against the site, and the route decided it. In C the route evidence supported the location, so the tier was cited beside it. Each entry below quotes the tier sentence and the route sentence from the same decision.

B — the tier acknowledged, the location decided against on the route

6006722Welland, Malvern Hills (28 Sept 2026) — dismissed.
Tier: “The village is a Category 1 settlement, with a range of services and public transport connections” ¶11
Route: “I crossed the 30mph carriageway and walked along the unlit footpath (on the opposite side of the street) to the village centre” ¶12
6006900Findon, South Downs National Park Authority (18 Sept 2026) — dismissed.
Tier: “The nearest settlement to the appeal site is Findon which is a service village” ¶15
Route: “accessing Findon on foot or by bike from the appeal site would involve going along an unlit, unpaved narrow lane before crossing the Findon Bypass (A24)” ¶15
6009745Chilworth, Test Valley (17 Aug 2026) — dismissed.
Tier: “which is designated as a Key Service Centre containing a range of facilities and services” ¶7
Route: “They have no street lighting, and in the main, no footpath.” ¶14
6009838Bolney, Mid Sussex (16 Sept 2026) — dismissed.
Tier: “Bolney is identified as a medium sized village providing essential services” ¶9
Route: “Lodge Lane has no separate footways or streetlights and for the most part is subject to the national speed limit. This would deter future occupants of the development from walking along this route to access facilities in Bolney.” ¶19
6011231Banks, West Lancashire (15 Sept 2026) — allowed.
Tier: “is identified in the LP as a ‘Key Sustainable Village.’” ¶9
Route: “the distance to the nearest services and facilities in Banks would mean that future occupiers of the proposed dwelling would be largely reliant on the private car to meet their day-to-day needs” ¶14
APP-G2245-C-26-3377906West Kingsdown, Sevenoaks (8 Sept 2026) — allowed.
Tier: “narrow lanes, service village, station 3+ miles”
Route: “the site cannot be considered as sustainable in terms of public transport provision” DL ¶18
6009363nine dwellings), North East Lincolnshire (1 Oct 2026) — dismissed.
Tier: “Waltham, to the north, is a Level 2 Local Service Centre” ¶15
Route: “Whilst proximity to Waltham is a benefit, its services nearly all lie beyond the 1000m isochrone and well beyond a reasonable walking distance.” ¶15

Three more sites a short walk from a Key Service Centre or a Tier 2 village failed the route test in the same way but sit in D, because the plan treated the site as outside the settlement: 6006289 Danbury, 6009691 Hurst Green, 6012304 Marton. With them, ten sites beside a favourably tiered settlement failed on the route; eight were dismissed and two were allowed on other grounds.

C — the tier cited in support, beside route evidence

6006497Chaldon, Tandridge (25 Sept 2026) — allowed.
Tier: “several Category 2 settlements as defined in the TDCS including Woldingham (56)” ¶44
Route: “certain facilities are within a comfortable walk or cycle and although just over the 800m range at 850m, I am satisfied that future occupants would have a genuine choice of whether to walk or cycle to them” ¶35
6007184Thundersley, Castle Point (14 Sept 2026) — allowed.
Tier: “Thundersley is identified to be one of the most sustainable settlements in the” ¶95
Route: “There are a range of day-to-day facilities within walking and cycling distance of the appeal site, accessible via the existing pedestrian / cycle network. Bus stops from which services to and from Southend-on-Sea, Hadleigh and Rayleigh, as well as facilities in Thundersley, are within walking distance of the site.” ¶38
6007272Battle, Rother (17 Sept 2026) — dismissed.
Tier: “Battle is one of the larger settlements in the district’s hierarchy” ¶36
Route: “services and facilities, including schools, are located close by and could likely be reached by sustainable transport modes” ¶47
6008253Aston Clinton, Buckinghamshire (24 Sept 2026) — allowed.
Tier: “Aston Clinton is defined within Policy S3 as a larger village which has reasonable access to facilities and services” ¶32
Route: “I am content that the offsite highway works are necessary to enhance connectivity to local services and facilities” ¶42
6010848Pitstone, Buckinghamshire (18 Sept 2026) — dismissed.
Tier: “Pitstone is identified as a larger village within the settlement hierarchy and is” ¶17
Route: “The surrounding area also benefits from extensive footway provision, street lighting and relatively gentle topography, making active travel a realistic option for future occupiers.” ¶20
6010973Broadwas, Malvern Hills (11 Sept 2026) — allowed.
Tier: “Broadwas is defined, in Annex B, as a Category 2 settlement as it has at” ¶9
Route: “the public house, school, recreation field, and bus stops are all within walking distance of the appeal site and there is a doctor's surgery within cycling distance, even if this would only be suitable for competent and confident cyclists” ¶17
6011093Etwall, South Derbyshire (23 Sept 2026) — allowed.
Tier: “in this sustainable settlement location” ¶26
Route: “The main parties agree that the appeal site lies within the settlement boundary of Etwall, that the site occupies a sustainable location” ¶6
6011103Biddulph Moor, Staffordshire Moorlands (7 Sept 2026) — allowed.
Tier: “Biddulph Moor is identified as a larger village, under SMLP Policy SS8” ¶13
Route: “Routes to these from the appeal site would be along Rudyard Road and Hot Lane, which have footpaths and street lighting, except for a stretch along Hot Lane, which I saw had no footpath.” ¶19
APP-E3335-W-25-3375062Beckington, Somerset (18 Sept 2026) — allowed.
Tier: “A primary village with walkable shop, school, GP and frequent buses”
Route: “Beckington has facilities which enables residents to avoid many day to day excursions by car” DL ¶26
cheshireeast-25-2053-FULHandforth, Cheshire East (19 Aug 2026) — approved.
Tier: “The site is clearly within an area that has walkable access to key services”
Route: “Sagars Road from the west side of the site entrance has pavements and street lighting. The site is clearly within an area that has walkable access to key services” report ¶10.56
maldon-26-00066-OUTMTollesbury, Maldon (2 Sept 2026) — approved.
Tier: “edge of 'larger village', development on two sides, no gap”
Route: “acknowledge that there would be an element of reliance on private motor vehicle trips which cannot be fully addressed” report ¶5.2.21
malvern-M-26-01162-PIPCallow End, Malvern Hills (14 Sept 2026) — refused.
Tier: “Callow End is a Category 1 village with services and public transport within walking and cycling distance”
Route: “The location in terms of its sustainability is essentially well place for most key services and facilities provided in Callow End” report, Location
stratford-25-00346-OUTSoutham, Stratford-on-Avon (26 Aug 2026) — approved.
Tier: “adjoins Main Rural Centre Southam; well related and of a scale Southam can accommodate”
Route: “A very small part of the site is within the Built Up Area Boundary for Southam – namely the proposed cycle / footway that feeds into Stowe Drive only” update sheet p.10
westnorthants-WNS-2022-0673-MAFKislingbury, West Northamptonshire (8 Sept 2026) — refused.
Tier: “adjoins Kislingbury (Secondary Service Village A) with a school, shop, pubs and a regular bus to Northampton”
Route: “notwithstanding its location beyond the settlement boundary, the site occupies a sustainable location for residential development” report ¶8.48
6010951Clavering, Uttlesford (1 Oct 2026) — dismissed.
Tier: “Clavering is classified as a larger village” ¶21
Route: “A footway opposite the site provides pedestrian access to a range of services and facilities located both to the north and south.” ¶25
stratford-26-01894-PIPPillerton Priors, Stratford-on-Avon (25 Sept 2026) — refused.
Tier: “The level of sustainability is of course not high, as is indicated by its classification as a Category 4 Local Service Village”
Route: “it is noted that Pillerton Priors is well served by a number of pavements, ensuring occupants can easily walk around the village” report p.9

And the tier is used against sites far more often than for them

57 decisions cite a low tier, an unlisted village or a site outside the hierarchy against the proposal — more than twice the 21 that cite a tier in its favour. Many route-decided dismissals carry no tier label at all even where the village is a named service centre; the inspectors went straight to TR3: 6006637 Hatton Station, 6007428 Halsall, 6008688 East Grinstead, 6009966 South Nutfield.

Before the 2026 Framework, three of four Council decisions on Claverdon reasoned “Category 3 Local Service Village with a shop, school, pub and surgery, so sustainable”; the fourth, 22/01896/FUL, called the same hinterland “an unsustainable location”.

All 203 decisions, grouped by how the tier was used

A · The shorthand applied wrongly: tier treated as the answer, no route sentence (4)

6007771Church View, Wilsthorpe Road, Braceborough, South Kesteven (17 Aug 2026) — dismissed
6010196Land at OS 7540 6621 Stourport Road, Great Witley (4 dwellings), Malvern Hills (18 Sept 2026) — dismissed
stratford-26-01458-FULThe Barn, Tithe Barn Lane, Earlswood (Hockley Heath), Stratford-on-Avon (3 Sept 2026) — approved
stratford-26-01764-PIPPittern Hill Riding School, Pittern Hill, Kineton, Stratford-on-Avon (25 Aug 2026) — approved

B · Tier acknowledged, location decided against on the route (7)

6006722Land off Drake Street, Welland, Malvern Hills (28 Sept 2026) — dismissed
6006900Land at Rogers Lane, Findon, South Downs National Park Authority (18 Sept 2026) — dismissed
6009745Pine Lodge, Chilworth Drove, Chilworth, Test Valley (17 Aug 2026) — dismissed
6009838Land on north side of Lodge Lane, Bolney, Mid Sussex (16 Sept 2026) — dismissed
6011231Gravel Farm, 250 Gravel Lane, Banks, West Lancashire (15 Sept 2026) — allowed
APP-G2245-C-26-3377906Land south east of Oaklands, St Clere Hill Road, West Kingsdown, Sevenoaks (8 Sept 2026) — allowed
6009363Land at Mushroom Lane, Brigsley (outline, nine dwellings), North East Lincolnshire (1 Oct 2026) — dismissed

C · Tier cited in support, beside route or transport evidence (16)

6006497Land at Mount Avenue, Chaldon (Caterham edge), Tandridge (25 Sept 2026) — allowed
6007184Land south of Daws Heath Road, Thundersley, Castle Point (14 Sept 2026) — allowed
600727246 North Trade Road, Battle, Rother (17 Sept 2026) — dismissed
6008253Land East of College Road South, Aston Clinton, Buckinghamshire (24 Sept 2026) — allowed
6010848Land off Cheddington Road, Pitstone, Buckinghamshire (18 Sept 2026) — dismissed
6010973Cedars Farm, Broadwas, Malvern Hills (11 Sept 2026) — allowed
6011093Land adjacent to 7 & 8 Slade Close, Etwall, South Derbyshire (23 Sept 2026) — allowed
6011103Land between Rudyard Road and Hot Lane, Biddulph Moor, Staffordshire Moorlands (7 Sept 2026) — allowed
APP-E3335-W-25-3375062Land at Great Dunns Close, Beckington, Somerset (18 Sept 2026) — allowed
cheshireeast-25-2053-FULLand of the former Knowle House, Sagars Road, Handforth (care home), Cheshire East (19 Aug 2026) — approved
maldon-26-00066-OUTMLand rear of 6-108 Mell Road, Tollesbury, Maldon (2 Sept 2026) — approved
malvern-M-26-01162-PIPLand at OS 8339 4949, Upton Road, Callow End (5-9 dwellings PIP), Malvern Hills (14 Sept 2026) — refused
stratford-25-00346-OUTHome Farm, Land off A423, Southam, Stratford-on-Avon (26 Aug 2026) — approved
westnorthants-WNS-2022-0673-MAFLand off Beech Lane, Kislingbury (58 dwellings), West Northamptonshire (8 Sept 2026) — refused
6010951Land north of the Bower House, Clatterbury Lane, Clavering, Uttlesford (1 Oct 2026) — dismissed
stratford-26-01894-PIPLand to the rear of Edoras, Banbury Road, Pillerton Priors, Stratford-on-Avon (25 Sept 2026) — refused

D · Tier counted against the site (57)

6001260Paddock land adjoining 39a Stone Lane, Lydiard Millicent, Wiltshire (14 Sept 2026) — allowed
6004144Land south of Warren Lane, Hurst Green, Tandridge (17 Sept 2026) — dismissed
6005108Land west of Little Smiths Farm, Drayton, Vale of White Horse (11 Sept 2026) — allowed
6005150Stables opposite Manor House, Headley Common Road, Headley, Mole Valley (9 Sept 2026) — dismissed
6005528Former Gardens to Knells House, The Knells, Carlisle, Cumberland (27 Aug 2026) — dismissed
6005652Cud Hill House barn, Upton Hill, Upton St Leonards, Stroud (29 Sept 2026) — dismissed
6005809Land north of Spring Hill, Kingston Bagpuize with Southmoor, Vale of White Horse (14 Sept 2026) — allowed
6005970Land south of Litcham Road, Mileham, Breckland (10 Sept 2026) — allowed
6006289Land north of Lyndale, Twitty Fee, Danbury, Chelmsford (15 Sept 2026) — dismissed
6006388Hall Farm, Copt Oak Road, Copt Oak, North West Leicestershire (25 Aug 2026) — dismissed
6007158Brishing Court Farm, Brishing Lane, Boughton Monchelsea, Maidstone (28 Sept 2026) — dismissed
6007431Land east of Lower Clicker Close, Clicker, Menheniot, Cornwall (10 Sept 2026) — dismissed
6007668Upper Farm, Shut Lane Head, Newcastle-under-Lyme, Newcastle-under-Lyme (29 Sept 2026) — dismissed
6007772The Lamb Inn, Lambs Green, Rusper (coach house, two units), Horsham (24 Sept 2026) — allowed
6008693The Pigs, Leesthorpe Road, Pickwell, Melton (24 Sept 2026) — dismissed
6008742Land adjacent Everglade Farm, Mount Pleasant Lane, Lymington, New Forest National Park Authority (7 Sept 2026) — dismissed
6008762Land north west of Holly Tree Cottage, Howlett End, Wimbish, Uttlesford (28 Sept 2026) — dismissed
6008773Land adjoining The Ridings, Singleborough, Buckinghamshire (29 Sept 2026) — dismissed
6008848Beech Grove, Brock Road, Great Eccleston (barn to live/work), Wyre (15 Sept 2026) — dismissed
6008987Land south of 2 Leighton Road, Hamerton, Huntingdonshire (29 Sept 2026) — dismissed
6009106Land at Tuttle Farm, Lock Road, North Cotes, East Lindsey (30 Sept 2026) — dismissed
6009184Peterstone Lodge, Burnham Road, Burnham Overy Town, King's Lynn and West Norfolk (17 Aug 2026) — dismissed
6009367Carlow House Barn, Woodman Lane, Cowan Bridge, Lancaster (3 Sept 2026) — allowed
6009409Godolphin House Stables, Broughton Lane, Leire, Harborough (17 Sept 2026) — dismissed
6009588Land south of 47 Necton Road (Ashbridge House), Little Dunham, Breckland (15 Sept 2026) — dismissed
6009691Land off Shire Lane, Hurst Green (self-build PIP), Ribble Valley (24 Sept 2026) — dismissed
6009718Vyners Estate, Mill Lane, Tidmarsh, West Berkshire (4 Sept 2026) — dismissed
600984417 Brook Lane, Brookville, King's Lynn and West Norfolk (24 Sept 2026) — dismissed
6009849Adj Grassmere, Horseman Side, Navestock (self-build dwelling in garden), Brentwood (28 Sept 2026) — allowed
6009990Land south of Park Farm, Whalley, Wiswell, Ribble Valley (25 Sept 2026) — dismissed
6010260Land east of Old Shackerley Lane, Albrighton, Shropshire (11 Sept 2026) — dismissed
6010301Land east of Hockerton Road, Upton, Newark and Sherwood (17 Aug 2026) — dismissed
6010354Three Acres Farm, The Common, South Creake, King's Lynn and West Norfolk (16 Sept 2026) — dismissed
601042240 Millers Lane, Harpley (self-build dwelling), King's Lynn and West Norfolk (29 Sept 2026) — dismissed
6010642Land adjacent 10 Wren Avenue, Sproston, Crewe (PIP one self-build dwelling), Cheshire West and Chester (28 Sept 2026) — dismissed
6010834Land adjacent to Arcady, Coryates, Dorset (18 Sept 2026) — dismissed
6010911Beechwood House, Willoughby Road, West Willoughby, South Kesteven (25 Sept 2026) — dismissed
6011045Beech Dene, Kelsick, Abbeytown, Cumberland (1 Sept 2026) — dismissed
6011217Four Winds, The Common, Melbourne, South Derbyshire (23 Sept 2026) — allowed
6011227Land west of The Charters, Greatford Road, Uffington (Stamford), South Kesteven (25 Sept 2026) — dismissed
6011585Wayside Farm, Lower Road, Hough-on-the-Hill (three dwellings, outline), South Kesteven (24 Sept 2026) — dismissed
6012304Land at Hillberry, Dalefords Lane, Marton, Winsford, Cheshire West and Chester (28 Sept 2026) — dismissed
wychavon-W-26-01828-PIPCedar Wood, Seaford Lane, Naunton Beauchamp (1 self-build dwelling PIP), Wychavon (14 Sept 2026) — approved
6004385Land at Harlestone Road/York Way, Northampton, West Northamptonshire (7 Sept 2026) — allowed
6005328Land opposite Rose Meadow, Carnkie, Helston, Cornwall (7 Sept 2026) — allowed
6007133Land at Brock, Garstang Road (A6), Bilsborrow, Wyre (25 Sept 2026) — dismissed
6007466Land at Penstraze, Chacewater, Cornwall (8 Sept 2026) — dismissed
6008804Overs Farm, Haughton, Tasley, Bridgnorth (wigwam cabins), Shropshire (23 Sept 2026) — dismissed
6008915Land north of Claypole Equestrian, Doddington Lane, Claypole, South Kesteven (29 Sept 2026) — dismissed
6008970Outmarsh Farm, Semington (temporary rural worker caravan), Wiltshire (23 Sept 2026) — dismissed
6009255The Orchard, Charley Road, Charley (garage conversion to a self-build dwelling), North West Leicestershire (2 Oct 2026) — allowed
6009720Land adjacent to 1 Ninesprings Cottage, Wymondley Road, Hitchin (PIP), North Hertfordshire (1 Oct 2026) — allowed
6010729Rosemellyn Fisheries, Roche Road, St Austell (holiday wagons and caravans), Cornwall (8 Sept 2026) — dismissed
6010826Land at Main Street, Great Brington, West Northamptonshire (22 Sept 2026) — dismissed
6011337Land west of Sunnyside, Glentham (three over-55s dwellings), West Lindsey (1 Oct 2026) — dismissed
6012202Happy Hounds Hotel, Back Lane, Weeton (PIP, up to 2 dwellings on kennels site), Fylde (1 Oct 2026) — allowed
stratford-26-01660-OUTLand at Windmill Lane, Ladbroke, Stratford-on-Avon (24 Sept 2026) — approved

E · Descriptive only (24)

6002168Mytax Farm, Bourbles Lane, Preesall (sand and gravel quarry), Lancashire County Council (26 Aug 2026) — dismissed
6003588The Barn, Bull Lane, Tiptree, Colchester (17 Aug 2026) — allowed
6007348Home Farm, Main Road, Bevercotes, Bassetlaw (16 Sept 2026) — dismissed
6008318Mollen Farm, Edgarley Road, Glastonbury (Class E commercial units), Somerset (21 Sept 2026) — allowed
6008437Chy Trygh, Towan Cross, Mount Hawke, Cornwall (21 Sept 2026) — allowed
6008548Land at Polden View, Maunsel Road, North Newton, Somerset (21 Sept 2026) — allowed
6008723Land to the rear of Abbey Gardens, Southport Road, Lydiate, Sefton (23 Sept 2026) — dismissed
600888315 Brethergate, Westwoodside, North Lincolnshire DN9 2AU, North Lincolnshire Council (30 September 2026) — allowed
6009030Somerville, Mingoose Vale, Towan Cross, Truro (affordable PIP), Cornwall (30 Sept 2026) — dismissed
6009101Long Barn, 46 Market Square, Witney, West Oxfordshire (2 Sept 2026) — dismissed
6009103Long Barn, 46 Market Square, Witney, West Oxfordshire (2 Sept 2026) — dismissed
6009357Annexe at 8 Longridge Road, Hurst Green, Ribble Valley (22 Sept 2026) — allowed
6009474Sussex Topiary, Naldretts Lane, Rudgwick, Horsham (18 Sept 2026) — dismissed
6009818Land at Mill Road, Whitfield, West Northamptonshire (2 Sept 2026) — dismissed
6010166Nectar Haze, Bounds Cross, Pyworthy, Torridge (1 Sept 2026) — dismissed
6010393Mulberry House, Middle Street, East Lambrook, Somerset (21 Sept 2026) — dismissed
6011037Marton House, 31 West Street, Padiham, Burnley (24 Sept 2026) — dismissed
6011301Land at Doctors Hill, Bournheath, Bromsgrove (10 Sept 2026) — allowed
6014952Higher Collybeer Farm, Spreyton (B8 storage units), West Devon (23 Sept 2026) — allowed
maidstone-26-501191-FULLMobile home at Wierton Hill Farm, Boughton Monchelsea, Maidstone (20 Aug 2026) — refused
stratford-26-00918-PIPLand off Butts Lane, Tanworth-in-Arden, Stratford-on-Avon (11 Sept 2026) — approved
stratford-26-01376-FUL30 Hadrians Walk, Alcester, Stratford-on-Avon (17 Sept 2026) — refused
6010933The Little Boatyard, Lime Street, Brightlingsea (timber cabin for light industrial use), Tendring (2 Oct 2026) — allowed
stratford-26-01687-FULThe Old School, Stretton-on-Fosse, Stratford-on-Avon (29 Sept 2026) — approved

F · Set aside: location finding imported from an adjoining recent permission (1)

6007104Land adjacent to Cedar Cottage, Furners Lane, Henfield, Horsham (24 Aug 2026) — allowed
Excluded · 94 search matches on wording about services (“local services” and the like), with no settlement tier referenced
6002759Land south of Westwood Heath Road, Burton Green, Warwick (18 Aug 2026) — allowed
6003718The New Inn, Main Road, Totton, New Forest (9 Sept 2026) — allowed
60048091029 Oxford Road, Tilehurst, Reading, Reading (22 Sept 2026) — dismissed
600519435 Denmark Road, Poole (9 flats, outline), Bournemouth Christchurch and Poole (17 Aug 2026) — dismissed
600532561 Brackley Square, Woodford Green, Redbridge (27 Aug 2026) — dismissed
6005903Land north of Bishops Lane, west of Willow Bank, Robertsbridge, Rother (16 Sept 2026) — dismissed
6005916Parcel 1643 Middle Piece Lane, Burnett (solar farm), Bath and North East Somerset (19 Aug 2026) — allowed
6006054393 Burnley Road, Holme Chapel, Cliviger, Burnley (8 Sept 2026) — dismissed
6006128Land at Former Ashfield Works, Westgate, Otley, Leeds (3 Sept 2026) — allowed
6006224Land near Fanshawes, Ware Park, Ware, East Hertfordshire (28 Sept 2026) — dismissed
6006330Elm Cottage, Further Ford End, Clavering (curtilage listed, LBC), Uttlesford (23 Sept 2026) — dismissed
6006475Land between Copper Lodge and The Cloth Hall, Water Lane, Smarden, Ashford (16 Sept 2026) — dismissed
6006517Site I, The Mill, Catteshall Road, Godalming, Waverley (21 Sept 2026) — dismissed
6006629Land opposite the Full Quart, Bristol Road (A370), Hewish, Puxton, North Somerset (22 Sept 2026) — dismissed
6006819Land South of The Street, Furneux Pelham, East Hertfordshire (7 Sept 2026) — dismissed
600698539 Chalkwell Esplanade, Westcliff-on-Sea, Southend-on-Sea (1 Sept 2026) — dismissed
6007334Hillcrest, Chalton, Luton (PIP 1-9 dwellings), Central Bedfordshire (15 Sept 2026) — dismissed
6007416Land adjacent to Red Lane, Rosudgeon, Cornwall (23 Sept 2026) — dismissed
6007474Plots 13 and 5, Leys Lane, Winterton, North Lincolnshire (7 Sept 2026) — dismissed
6007477Plots 13 and 5, Leys Lane, Winterton, North Lincolnshire (7 Sept 2026) — dismissed
6007619Eden Grove, 17-51 London Road, Staines-upon-Thames (s73 parking reduction), Spelthorne (25 Sept 2026) — allowed
6007620Eden Grove, 15-51 London Road, Staines-upon-Thames (parking conditions, Appeal B), Spelthorne (25 Sept 2026) — allowed
6007705Forge Garage, Church Road, Churchill, West Oxfordshire (9 Sept 2026) — allowed
6007807Zoar Cottage, 15 Passage Hill, Mylor Bridge, Cornwall (23 Sept 2026) — dismissed
600783665A Richmond Wood Road, Bournemouth (8-person HMO), Bournemouth, Christchurch and Poole (29 Sept 2026) — dismissed
6008115The Barn (opposite Lansdowne House), Fordingbridge, New Forest (21 Sept 2026) — dismissed
6008238Land North of A507, West of A10, Buntingford, East Hertfordshire (24 Sept 2026) — allowed
6008264Land west of The Cottage, Snakes Lane, Ugley Green, Uttlesford (4 Sept 2026) — allowed
6008314Land off Eastbourne Road, Polegate (Aldi foodstore and care home), Wealden (15 Sept 2026) — allowed
6008410Myrtle Mount, 14 Elm Grove, Hartlepool, Hartlepool (17 Sept 2026) — dismissed
600864652 Hugh Road, Coventry, Coventry (14 Sept 2026) — dismissed
6008688Land adjacent to Farm View Cottage (Frith Manor), Lingfield Road, East Grinstead, Tandridge (23 Sept 2026) — dismissed
60087071 Gould Road, Feltham, Hounslow (22 Sept 2026) — dismissed
6008739Orchard View, Gallows Green Road, Great Easton, Uttlesford (3 Sept 2026) — dismissed
6008791Land west of Old Hall, Watton Road, Colney, South Norfolk (29 Sept 2026) — dismissed
600884010 Goodminns Estate, Sedgeford, King's Lynn and West Norfolk (28 Sept 2026) — dismissed
6008864Land adjacent to 33A Chelford Road, Somerford (PIP, Jodrell Bank WHS), Cheshire East (30 Sept 2026) — dismissed
600907674-76 Coombe Road, New Malden, Kingston upon Thames (25 Sept 2026) — dismissed
6009098White House Farm, Main Street, Ealand, North Lincolnshire (15 Sept 2026) — dismissed
6009127286 Great North Road, Woodlands, Doncaster, Doncaster (21 Sept 2026) — dismissed
600916727 Gloucester Road North, Filton (7 C4 HMOs above retained Class E unit), South Gloucestershire (25 Aug 2026) — allowed
600919344 South Street, Romford, Havering (28 Aug 2026) — dismissed
600920746 The Beck, Elford, Tamworth (new dwelling in side garden), Lichfield (17 Aug 2026) — dismissed
6009303Land adjacent to 50 Middleton Way, Fen Drayton, South Cambridgeshire (10 Sept 2026) — dismissed
6009407Two Oaks, Whitchurch Road (A49), Spurstow, Cheshire East (30 Sept 2026) — dismissed
600944236 St Kildas Road, Harrow, Harrow (27 Aug 2026) — allowed
6009486Homestead, Liverpool Road, Tarleton, West Lancashire (14 Sept 2026) — allowed
6009545Land at 38 Ackerman Street, Eaton Socon, St Neots, Huntingdonshire (21 Sept 2026) — dismissed
6009593Land east of Spring Gardens, Washington, Horsham (10 Sept 2026) — allowed
6009645Grandview House, 94 Broad Street, Wood Street (Guildford), Guildford (18 Sept 2026) — dismissed
600973712 Hyde Park Terrace, Leeds (9-bed HMO to 6 flats), Leeds (21 Sept 2026) — dismissed
6009739Priors Court Farm, Rudge Lane, Beckington, Somerset (21 Sept 2026) — allowed
6009966Chedworth, Coopers Hill Road, South Nutfield, Tandridge (18 Sept 2026) — dismissed
6009985Plot 1, F I M Renewable Energy Farm, Mill Lane, Kirtlington, Cherwell (21 Sept 2026) — dismissed
6010090Idson Farm, Idson Lane, Stogursey, Somerset (18 Sept 2026) — dismissed
6010097Pound Scots, Chinnor Road, Bledlow Ridge (self-build dwelling in listed building's garden), Buckinghamshire (30 Sept 2026) — dismissed
6010238225 Faversham Road, Kennington, Ashford, Ashford (15 Sept 2026) — dismissed
6010253Land adjacent Langley Cricket Club, Cock Hall Lane, Langley, Macclesfield (PIP one dwelling), Cheshire East (28 Sept 2026) — dismissed
601039741a Liverpool Road, Birkdale, Southport, Sefton (1 Sept 2026) — allowed
6010430Regency House, 65 New Bridge Street, Leicester, Leicester (21 Aug 2026) — dismissed
6010440Land South West Of Chalets Percy Wood Golf Club And Country Retreat, Coast, (24 September 2026) — allowed
6010442Land west of Pits Mingle Bungalow, Tregoss Moor, Roche, Cornwall (14 Sept 2026) — dismissed
6010471Land south of Coppice Road, Higher Poynton, Cheshire East (21 Sept 2026) — allowed
6010739St Barnabas Church, St Barnabas Close, Hereford (church to 52-bed care home), Herefordshire (3 Sept 2026) — allowed
601083619 St Michaels Road, Newquay, Cornwall (15 Sept 2026) — dismissed
601085112 Belfairs Drive, Chadwell Heath, Redbridge (17 Aug 2026) — allowed
601086159 Luncies Road, Basildon, Basildon (2 Sept 2026) — allowed
6010934Land off Pickworth Road, Great Casterton (HO11(e) earth-sheltered house), Rutland (30 Sept 2026) — dismissed
601094638 Highfield Road, Nottingham, Nottingham (17 Sept 2026) — dismissed
6010986Hillcott, Duffield Lane, Newborough, East Staffordshire (19 Aug 2026) — dismissed
6011079Moonshine Meadow, Cuckfield Road, Ansty, Mid Sussex (10 Sept 2026) — dismissed
6011235132 Cock Bank, Turves (barn to self-build bungalow), Fenland (23 Sept 2026) — dismissed
6011253Land adjacent 8 Bedford Road, Cople, Bedford (14 Sept 2026) — allowed
6011431Land adjacent to Waterloo Court Health and Wellbeing Hub, Waterloo Cross, Uffculme, Mid Devon (23 Sept 2026) — dismissed
6011694Honeysuckle Bottom Sawmill, East Horsley, Guildford (21 Sept 2026) — allowed
6011872Land adjacent to 16 Mill Road, Fen Drayton, South Cambridgeshire (15 Sept 2026) — dismissed
6012151Outside 118 Mile End Road, Tower Hamlets (BT Street Hub replacing InLink), Tower Hamlets (10 Sept 2026) — allowed
6012153Outside 118 Mile End Road, Tower Hamlets (BT Street Hub replacing InLink), Tower Hamlets (10 Sept 2026) — allowed
6012437131-133 St Helens Street, Ipswich, Ipswich (18 Sept 2026) — allowed
6012481Well Hill Nursery, Fountain Farm, Firmingers Road, Orpington, Sevenoaks (22 Sept 2026) — dismissed
6000903Kilcummer Barn, Tregeath Lane, Trewarmett, Tintagel, Cornwall (25 Aug 2026) — dismissed
6005788Heyrod Fold, John Street, Stalybridge (one dwelling), Tameside (17 Aug 2026) — dismissed
6006950Land off Middlebridge Road, Gringley-on-the-Hill, Bassetlaw (22 Sept 2026) — dismissed
6007179Land opposite Camel Valley Cottages, Dunmere Road, Bodmin, Cornwall (17 Aug 2026) — dismissed
6007704Cross Gaits Inn, Beverley Road, Blacko (pub to dwelling, planning appeal), Pendle (2 Oct 2026) — allowed
6007757Cross Gaits Inn, Beverley Road, Blacko (pub to dwelling, listed building consent), Pendle (2 Oct 2026) — allowed
6008432Cornish Marquees, Higher Trevellas, St Agnes (PIP, two dwellings), Cornwall (2 Oct 2026) — dismissed
60091356 and 6a Fairview Road, Wednesfield, Wolverhampton, Wolverhampton (1 Oct 2026) — dismissed
600924567 Main Street, Bushby (replacement dwelling in conservation area), Harborough (2 Oct 2026) — dismissed
6010376Former Hull Grammar School and Community Centre, Cottingham Road, Hull, Kingston upon Hull (1 Oct 2026) — dismissed
6011365Land off Long Lane, Fowlmere (PIP, up to 7 self-build homes), South Cambridgeshire (2 Oct 2026) — dismissed
6011882Merienda, Greenhill Road, Elton (replacement dwelling), Huntingdonshire (25 Sept 2026) — dismissed
6012985Land on road from Frost Cross to Oldborough Cross, Morchard Bishop, Mid Devon (23 Sept 2026) — dismissed
601365169 Wellingborough Road, Rushden (HMO frontage parking, s73), North Northamptonshire (30 Sept 2026) — allowed

Claverdon, 26/01470/FUL

Claverdon is a Category 3 Local Service Village in Stratford's Core Strategy and is washed over by the Green Belt, so it is not a settlement as the NPPF defines it (Annex B). The site is outside the village's built-up area boundary, so the tier gives it no plan support either. Five houses north of Station Road stand or fall on the route east to the services and the station:

On the routeWhat is there
FootwayNone on the site side of Station Road
LightingNone on the eastward route
Traffic40 mph limit from the village edge
CrossingNo formal crossing. The scheme offers a dropped kerb with tactile paving at the site frontage
BusFlexibus 510: one return journey, Wednesdays, on request
TrainUnstaffed request stop, no Sunday service

On the reasoning of Findon and Hatton Station, that is a car-reliant location, whatever Claverdon's place in the hierarchy. None of the allowed cases above had transport this thin: a Wednesday-only request bus and a request-stop station are nothing like the lit footways, secured off-site works and bus contribution at Aston Clinton.

Expect the dropped kerb to be offered as the "planned improvement" that makes the location sustainable under TR3(1)(a), or as the connectivity enhancement TR3(1)(e) asks for. It is neither. It is access for the five dwellings: it serves no existing movement, so it enhances nothing for the area, and it leaves every deficiency on the route beyond it untouched. What inspectors have accepted under (e) is of a different order, such as the 20 mph order, traffic calming, bus shelters and crossing points secured at Chaldon. The kerb also tells against the scheme. It admits that every walk from the site begins by crossing an unlit 40 mph road, and the highway authority's audit review (8 September 2026, item 5.1) recommends "sufficient lighting be provided in this area to remove the dark spot around the pedestrian crossing point", while the ecology consultee asks that boundary hedgerows are "not illuminated (as far as possible)". The one improvement on offer needs a further improvement to be safe, and no document reconciles the two.

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