Hall Cottage, North Drive, Swanland, NORTH FERRIBY, East Riding of Yorkshire, HU14 3QU

Main issues, as the Inspector framed them

• Whether Hall Cottage should be considered to be curtilage listed (Appeals A and B)
• Whether the development would preserve the Grade II listed building of Swanland Hall and the curtilage listed Hall Cottage and Coach House, or any features of special architectural and/or historic character that they possess, including settings (Appeals A and B)
• The effect of the development on the living conditions of future occupiers with regard to external amenity space and outlook, and existing occupiers of the Coach House with regard to overlooking (Appeal A)
• Whether the development would have an adverse effect on the future health and longevity of protected trees (Appeal A)

What decided it

The less than substantial harm to the setting and significance of the listed Hall, Cottage and Coach House was not outweighed by the modest public benefits of the scheme.

the modest public benefits of three additional dwellings and renovation of a deteriorating heritage asset were outweighed by the less than substantial harm to the setting and significance of Swanland Hall, Hall Cottage and the Coach House, together with harm to living conditions and protected trees