Land adjacent to Rose Bank Cottage, Harwell Sluice Lane, Harwell, Doncaster, DN10 5BU

the erection of a detached two storey dwelling and renovation of existing garage including new roof

Authority: Bassetlaw District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Cryan M

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area
Whether the appeal site is an appropriate location for the proposed development, having regard to national and local planning policy which seeks to steer new development away from areas at the highest risk of flooding

What decided it

The failure to properly apply the sequential test for flood risk, combined with the harmful impact on the character and appearance of the area, means the proposal conflicts with the development plan and flood risk is a protected area preventing the tilted balance from being engaged.

Framework references: 11, 80, 130, 159, 161, 162, 219

Plan policies cited: Policy CS1, Policy CS8, Policy CS9, Policy DM4, Policy DM12, Policy E8

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.