Planning appeal success: new homes at Spalford, Nottinghamshire
Fytche-Taylor Planning successfully overturned Newark & Sherwood District Council's refusal of Permission in Principle for residential development at Spalford, securing approval on appeal for up to two new homes..
The project
Fytche-Taylor Planning was appointed to advise on the residential development potential of land off Sand Lane in Spalford, a small rural village in the Newark & Sherwood District of Nottinghamshire. Having assessed the site and relevant planning policy, we identified a route forward through an application for Permission in Principle (PiP) for the development of between one and two new homes.
Permission in Principle provides an alternative route to obtaining planning permission for housing-led development. At this first stage, the key considerations are limited to the location, land use and amount of development, with detailed matters considered subsequently through a Technical Details Consent application. We prepared and submitted the application on that basis.
Recommended for approval – but refused at Planning Committee
The application progressed positively through the planning process and received a recommendation for approval from the Council's professional planning officers. Despite that recommendation, members of Newark & Sherwood District Council's Planning Committee narrowly voted to refuse the application.
Having reviewed the reasons for refusal and the planning merits of the proposal, we remained confident that there was a strong case for residential development of the site. We therefore advised our client to challenge the Council's decision and prepared a planning appeal.
Making the case for sustainable development
One of the principal issues considered at appeal was whether the site represented a suitable location for new residential development. Spalford itself has limited day-to-day services, meaning future residents would need to travel outside the village for facilities such as shops, healthcare and education. However, an assessment of sustainability cannot simply stop at the village boundary.
A key part of the case concerned Spalford's relationship with nearby Collingham, which is identified as a Principal Village and provides a range of everyday facilities including a primary school, health centre, pharmacy and railway station. The Planning Inspector agreed that this relationship was important.
Although journeys would predominantly be undertaken by private vehicle, the Inspector found that residents would not be required to undertake excessively long journeys or travel substantial distances to meet their everyday needs. The development was consequently found to have a reasonable and overall sustainable relationship with the services and facilities available within nearby settlements.
Housing land supply strengthens the case
The Council's housing land supply position was another important consideration. At the time of the appeal, the evidence demonstrated that Newark & Sherwood District Council could show only approximately 3.84 years' housing land supply, falling below the required five-year supply.
Although the proposal was modest in scale, providing a maximum of two dwellings, the Inspector recognised that the development would nevertheless make a positive contribution towards meeting an identified housing need within the District.
The Inspector also found that the scale of development would be commensurate with the character and extent of Spalford's existing built form.
Responding to character and countryside concerns
The effect of development upon the character of the area was another main issue considered by the Inspector. The site's relationship with the existing settlement proved particularly important.
Rather than extending Spalford outwards into the surrounding countryside, the site sits within the established built form of the village, between existing residential properties on Rabbithill Lane and development opposite on Sand Lane.
The Inspector concluded that the proposal would effectively infill a gap between existing development rather than create a new outward projection of the village. As a result, development of up to two homes was found capable of being accommodated without unacceptable harm to the character and appearance of the area or wider landscape.
Appeal allowed
The appeal was allowed on 5 August 2026, securing Permission in Principle for residential development of between one and two dwellings.
The Inspector concluded that the proposal accorded with the relevant development plan policies and that, taking all material considerations into account, the appeal should succeed.
For our client, the decision establishes the principle of residential development and enables the project to progress to the Technical Details Consent stage.
The value of robust planning advice
The Spalford appeal demonstrates why a refusal of planning permission does not necessarily mean the end of a development opportunity.
In this case, the original application had received the support of the Council's professional planning officers, but was subsequently refused by Planning Committee. Knowing whether to accept a refusal, amend a proposal or challenge a decision requires a clear understanding of both planning policy and planning judgement.
By assessing the site carefully, identifying the appropriate consenting route and building a robust case around sustainability, housing need and settlement character, we were able to successfully challenge the Council's decision and secure a positive outcome for our client.
If your planning application has been refused, or you would like an independent assessment of the development potential of your land, speak to Fytche-Taylor Planning about the best way forward.
