Lynn View, Limestone Brae, Carrshield, Hexham, NE47 8AL

restore and re-build existing derelict dwellings to create single dwelling house with attached holiday-let and erection of ancillary workshop/agricultural storage building

Authority: Northumberland County Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Gray E

Main issues, as the Inspector framed them

the effect of the development on the significance of the non-designated heritage asset
the effect of the development on the character and appearance of the site and the surrounding countryside
whether the proposal would comply with the relevant local and national policies for residential & tourism-related development in the open countryside

What decided it

The failure to demonstrate through specialist heritage assessment and structural survey that the proposed development would preserve the significance of the non-designated heritage asset, combined with the unacceptable harm to the character and appearance of the AONB through excessive glazing and an oversized, domestically-styled outbuilding.

Framework references: 203, 80

Plan policies cited: NLP Policy ENV 1, NLP Policy ENV 7, NLP Policy ENV 6, NLP Policy STP 1, NLP Policy HOU 8, NLP Policy ECN15, ANDP Policy 8

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.