The Value of Clear, Targeted Planning Representations for appeals

ONH: Planning for Good was instructed by Ruscombe Parish Council to prepare a formal representation opposing a full planning application for a 66-bedroom care home on a site within the parish. While the site in question had been identified in the development plan for future housing, the representation raised specific concerns about the design, scale, massing and layout of the proposal. These concerns ultimately formed the basis of the appeal’s dismissal.

The Planning Inspector concluded that the proposed development would result in a visually dominant building, inconsistent with the surrounding pattern of development. In particular, the Inspector noted that the scheme’s height, continuous roofline and minimal architectural articulation would erode the area’s open character and disrupt the established street scene.

Precision Over Generalisation

In preparing the representation, our approach focused on the physical and contextual characteristics of the site, highlighting the contrast between the proposed building and the form, spacing and rhythm of surrounding properties. By doing so, the submission avoided broad, generic objections and instead offered an evidence-based assessment rooted in the local visual environment and planning context.

The representation did not rely on high-level objections or policy citations alone. Instead, it identified subtle but important spatial design issues, such as how the proposed building failed to maintain through-views across the site, or how its building line diverged markedly from neighbouring properties—factors the Inspector found persuasive.

What This Planning Appeal Outcome Demonstrates

This decision is a timely reminder that clear, structured, and proportionate planning representations—when grounded in sound analysis—can meaningfully inform how Inspectors weigh harm and benefit. It reinforces the point that even on allocated or previously developed sites, proposals must still demonstrate appropriate design responses to their surroundings.

Importantly, the case also shows that a single, well-argued issue—here, the effect on the character and appearance of the area—can carry significant weight where the evidence supports it. No secondary or technical matters (such as ecological impact or Section 106 obligations) were ultimately determinative.

Supporting Local Councils

Ruscombe Parish Council’s engagement with the planning process in this case has been exemplary. Rather than opposing the scheme in principle, the council focused its efforts on scrutinising the specific merits of what was proposed and commissioning technical support to do so.

At ONH Planning, we continue to work with local councils and communities to help ensure their views are presented constructively and in planning terms. This case is a strong example of how well-judged representation can shape decisions—even at appeal stage (for now) —when it addresses the right issues in the right way.

For assistance with drafting effective representations to planning applications or appeals, contact ONH Planning for Good.