New Inn Biggar Village, Walney, Barrow-in-Furness, LA14 3YG

Convert the current garage/storeroom and modern annex to a separate two storey, three-bedroom dwelling within the existing building footprint minimising the external and internal changes to the historical portion of the listed building

Authority: Barrow-in-Furness Borough Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Lewis P

Main issues, as the Inspector framed them

the effect of the scheme on the special architectural and historic interest of the listed building, and on the character and appearance of the Biggar Village Conservation Area
whether the appeal site would be a suitable location for housing for the purposes of the development plan

What decided it

The unacceptable harm to the significance of the listed building and Conservation Area, combined with the unsustainable location in open countryside contrary to the development plan, outweighed the modest public benefits of providing an additional dwelling.

Framework references: 199, 202, 79, 105

Plan policies cited: Policy HE1, Policy HE2, Policy HE4, Policy H7, Policy H5, Policy H4, Policy I4

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.