London | Warrington
Botley Road - Pre Application, Full Planning & appeal
Construction of an eco home family dwelling
August 2025
Client: McGuigan Homes
Architect: George Calver
Consultants: Philips Ecology, AB Heritage, Peter Yeates Arboricultural
Overview
Nuko Planning led a Full Planning Application for the erection of a two-storey eco home designed to achieve exceptional environmental performance. The scheme proposes a highly sustainable dwelling that prioritises low-energy design, high thermal efficiency, and the use of sustainable materials. Situated on a small, self-contained parcel of land, the site is well defined—bounded by mature woodland to the north and east, a residential driveway to the west, and fronting Botley Road to the south.
The application followed an initial pre-application, in which the Council indicated a permission would likely not be granted, however a decision was taken with the applicant to pursue a scheme that would have strong standing at appeal regardless.
Rather than extending development into open countryside, the proposal presents a logical infill opportunity within an already established built envelope. The dwelling features an L-shaped footprint and combines traditional and modern elements, including dark-stained timber cladding and dusty red brickwork, to reflect the local architectural vernacular. The design responds sensitively to the site’s context, aiming to sit comfortably alongside Curdridge House and the surrounding natural landscape.
Challenges
The application was refused, as expected, on several grounds, primarily concerning its countryside location. The Council contended that the siting, scale, and design would result in unacceptable visual intrusion and a loss of rural character. Additional concerns were raised around potential impacts on priority habitat, insufficient biodiversity enhancements, and harm to retained trees.
Outcome
Following the refusal, we are preparing to submit an appeal to the Planning Inspectorate. The appeal will be supported by a suite of reports and technical responses from external consultants directly addressing the issues raised in the refusal notice, drawing heavily on the ‘new’ NPPF (Dec 24) and its increased support for housing in rural and / or ‘grey belt’ locations
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