The Redwell Inn, Arkholme, CARNFORTH, LA6 1BQ

extension to public house to create manager's accommodation and terraces to serve existing rooms

Authority: Lancaster City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Clowes M

Main issues, as the Inspector framed them

whether the proposal would represent a suitable location for residential development, with regard to the local development strategy and accessibility to services/facilities
the effect of the proposed development upon the character and appearance of a non-designated heritage asset (NDHA)

What decided it

The adverse impacts of granting permission would significantly and demonstrably outweigh the benefits when assessed against the policies in the Framework as a whole, as the proposal conflicts with the development plan requirement to locate residential development in sustainable locations with access to services and facilities.

the conflict with development plan policies requiring sustainable locations for residential development, given significant weight, outweighed the limited contribution to housing supply and unproven business viability benefits, given little weight, resulting in dismissal

Framework references: 80, 11, 74, 130, 203

Plan policies cited: Policy SP2, Policy DM4, Policy SP4, Policy DM15, Policy DM47, Policy SP5, Policy DM29, Policy DM41

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.