96 Barnsley Road, WAKEFIELD, WF1 5NP

change of use from Sui Generis Hot Food Takeaway (formally A5) to Class E Criteria (b) for the sale of food and drink principally to visiting members of the public where consumption of hot food and drink is mostly undertaken on the premises together with internal works to include rearrangement of kitchen, preparation area, serving area to provide additional internal dining area and toilets and erection of front single storey extension to provide extended dining area. (Retrospective)

Authority: Wakefield Metropolitan District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Change of use
Inspector: Clark L

Main issues, as the Inspector framed them

The effect of the front single storey extension on the character and appearance of the host property and the area

What decided it

The extension's disproportionate scale and design, which significantly harms the character and appearance of the host building and its significance as a non-designated heritage asset, conflicts with the development plan and cannot be justified by economic benefits to the business.

Plan policies cited: Policy D19, Policy D9, Policy CS10, Policy C81(d)

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.

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