53 Melrosegate, YORK, YO31 0SB

described on the application form as change of use class C3 (dwellinghouse) to C4 HMO for up to 6 occupants. No other changes to the property or buildings is foreseen

Authority: City of York Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Wilkinson F

Main issues, as the Inspector framed them

the effects of the proposal on the character of the surrounding area, including the balance and mix of housing
the effects of the proposal on the living conditions of neighbouring residents with regard to general disturbance
whether appropriate provision can be made for vehicle parking

What decided it

The proposal would detrimentally intensify the concentration of HMOs in the immediate vicinity, exacerbating the existing imbalance in the range and mix of housing and harming the character of the surrounding area, contrary to Policy H8 of the PDLP and the SPD.

Framework references: 130

Plan policies cited: Policy H8 of the City of York Local Plan Publication Draft 2018, Supplementary Planning Document: Controlling the Concentration of HMOs (2012, amended 2014), Development Control Local Plan 2005 Appendix E

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.

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