21 Market Place, Durham, DH1 3NJ

Erection of part two storey, part single storey extension to rear to form 1no. self-contained 5-bed house in multiple occupation (C4) to 1st and 2nd Floor and additional retail office, storage, and welfare facilities to ground floor. Erection of a single storey rear extension to existing Card Factory premises, to form new stockroom, office, and welfare facilities to ground floor

Authority: Durham County Council
Appeal type: other · Listed Building Consent & Conservation Area Consent Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Dowsett J

Main issues, as the Inspector framed them

Whether the proposal would preserve a Grade II listed building, 21 Market Place [List Entry: 1160155], and any of the features of special architectural or historic interest that it possesses, and the extent to which it would preserve or enhance the setting of nearby heritage assets and the character or appearance of the Durham City Centre Conservation Area.
The effect of the proposal on creating, or maintaining, a mixed and balanced community, having regard to the policies in the development plan.

What decided it

The proposal preserves the listed building and heritage assets without causing harm, and complies with the exemption in Policy C16 Part 3 Criterion i for HMOs in predominantly commercial areas.

Framework references: 197

Plan policies cited: Policy 44, Policy 45, Policy C16, Policy H1, Policy H2

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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