®Planning appeal decision
14 Avondale Street, Wakefield, WF2 8DP
Planning appeal 3316102 at 14 Avondale Street, Wakefield, WF2 8DP (Wakefield Metropolitan District Council) was dismissed on 28 November 2023 by Inspector English D, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the living conditions of the occupiers of neighbouring dwellings in respect of noise and disturbance.
proposed change of use from ground floor hot food takeaway (Use class Sui Generis) and first floor residential apartment (Use class C3) to 10-bedroom HMO (Use class Sui Generis), demolition of existing garage/store and erection of two storey extensions proposed to the rear and side and external alterations at 14 Avondale Street, Wakefield, WF2 8DP
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- English D
- Postcode
- WF2 8DP
Main issues, as the Inspector framed them
- the effect of the proposal on the living conditions of the occupiers of neighbouring dwellings in respect of noise and disturbance
- whether satisfactory living conditions would be created for future residents of the proposal in respect of internal communal space and external amenity space
- the effect of the proposal on highway safety with particular regard to the adequacy of car parking provision
- the effect of the proposal on the living conditions of the occupiers of 16 Avondale Street in respect of outlook and privacy
What decided it
The introduction of a pedestrian access from Avondale Street immediately alongside the rear garden of 16 Avondale Street would result in potentially intensive and unpredictable pedestrian activity causing substantial and unacceptable harm to the living conditions of neighbouring occupiers through noise and disturbance.
What the Inspector cited
- Development plan policies
- Policy D 9Policy D 14Policy D 20
- National Planning Policy Framework
- Paragraph 9Paragraph 12Paragraph 15
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Wakefield Metropolitan District Council
The authority’s record since 2016 · every decision in 2023
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- Allowed10 July 20266006858Land at, Pontefract Road, Pontefract, WF11 8RJ
- Allowed2 July 20263368025Land South of Wakefield B Substation, And East of Neil Fox Way, Wakefield, WF1 5DB
- Dismissed29 May 20266003771Newgate House, Newgate, Pontefract, WF8 1NB
The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.