Barn south of Rakehill Road, Barwick In Elmet, LEEDS, LS15 4JL

the change of use of an agricultural building to a dwellinghouse

Authority: Leeds City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Megginson C

Main issues, as the Inspector framed them

Whether the proposed development would be granted planning permission by Article 3(1) and Schedule 2, Part 3, Class Q of The Town and Country Planning (General Permitted Development) (England) Order 2015, with particular regard to Paragraph Q(a) whether the appeal site is an agricultural building and Q(b) building operations reasonably necessary to convert the building
The effect of the proposed development upon the character and appearance of the area including upon the special interest of nearby heritage assets, namely Grade II listed Glebe House

What decided it

The harm to the significance of the Grade II listed building through the domestication of the setting and introduction of incongruous modern features outweighed the limited public benefits of creating one new dwelling.

The less than substantial harm to the significance of the listed building through detraction from its rural setting outweighed the limited public benefits of creating one new home and securing a viable use for the building.

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.