®Planning appeal decision
Queensbury Lodge, Cottage and Stables, 196-198 High Street, Newmarket, Suffolk, CB8 9AP
up to 123 residential dwellings together with the part demolition, extension and conversion of the former White Lion public house to provide up to 562 sqm of commercial space (Use Classes E(c)(i), E(c)(ii). E(c)(iii)), a new convenience store providing up to 371 sqm of floor space (Use Class E(a)), public open space, landscaping and land reserved for a dedicated horse walk. Appeal C: Queensbury Lodge, Cottage and Stables, 196-198 High Street, Newmarket CB8 9AP
- Authority
- West Suffolk
- Appeal type
- other · Listed Building Consent & Conservation Area Consent Appeal
- Procedure
- Hearing
- Development
- residential · Other minor developments
- Inspector
- Clark P
Main issues, as the Inspector framed them
- The nature of the proposals and the drawings which are to be regarded as substantive (Appeal B only)
- The effect of the proposals on the significance and special interest of the three Grade II listed buildings on site (Queensbury Lodge, Queensbury Cottage and Queensbury Stables) (Appeals A, B and C)
- Whether the proposals would secure the restoration and long-term future use of Queensbury Lodge, Cottage and Stables (Appeals A, B and C)
- The effect of the proposals on the character, appearance and significance of the Newmarket Conservation Area (Appeals A, B and C)
- The effect of the proposals on the Devil's Dyke SAC/SSSI (Appeal B)
- The effect of the proposals on the Horse Racing Industry in Newmarket (Appeal B)
- The effects of the proposals on highway safety and on users of the horse walk known as The Rows (Appeal B)
- The effects of the proposals on the demand for and supply of highway and parking capacity (Appeal B)
- The effects of the proposal on local air quality (Appeal B)
- The effects on the proposal of noise from the adjacent petrol filling station and car wash (Appeal B)
- Whether the site is contaminated to a degree which requires remediation (Appeal B)
- The effects of the proposal on biodiversity (hedges, trees, fauna and flora) (Appeal B)
- The effects of the proposal on flood risk (Appeal B)
- The effects of the proposal on local social infrastructure (schools, libraries, open space, healthcare facilities etc) (Appeal B)
- The effects of the proposals on housing supply in general and on affordable housing in particular (Appeal B)
What decided it
Whether the harm from demolishing part of the listed Stables was justified by an approved scheme securing restoration and reuse of the listed buildings determined the outcome of each appeal.
For Appeal B, the less than substantial harm to the Conservation Area from partial loss of Fitzroy Paddock's openness was clearly outweighed by the benefits of securing restoration of the three listed buildings and the benefits of housing delivery, so the appeal was allowed; for Appeals A and C, the less than substantial harm to the listed Stables from demolition was not outweighed absent an approved restoration and reuse scheme, so those appeals were dismissed.
Framework references: 11, 60, 61, 66, 195, 196, 199, 200, 201, 202, 208
Plan policies cited: Policy CS1, Policy CS2, Policy CS3, Policy CS4, Policy CS7, Policy CS9, Policy CS13, Policy DM2, Policy DM4, Policy DM6, Policy DM7, Policy DM10, Policy DM11, Policy DM12, Policy DM13, Policy DM14, Policy DM15, Policy DM17, Policy DM22, Policy DM48, Policy DM50, Policy SA6(b), Policy NKT1, Policy NKT14, Policy NKT18, Policy NK22, Policy NK24
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.