Hop Villa, 6 Well Street, Messingham, Scunthorpe, Lincolnshire, DN17 3RT

described in the application form as: ‘Re-submission of PA/2021/96. Planning Permission to erect three dwellings’

Authority: North Lincolnshire Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Martinson P

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area, including through the loss of a non-designated heritage asset

What decided it

The total loss of a non-designated heritage asset that contributes significantly to the character and appearance of the streetscene, which could be avoided through the extant extension approval, outweighed the limited housing and economic benefits of the proposal.

The modest benefits of three dwellings to housing supply and economic benefits from construction and occupation did not outweigh the significant harm to character and appearance arising from the total loss of the non-designated heritage asset

Framework references: 203

Plan policies cited: Policy CS5, Policy CS6, Policy CS7

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.

The judgement stays yours. The tool gathers the material and dates it.