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Dismissed18 January 20243320677

Land South East of The Manor House, Riding Mill, Northumberland, NE44 6HW

Planning appeal 3320677 at Land South East of The Manor House, Riding Mill, Northumberland, NE44 6HW (Northumberland County Council) was dismissed on 18 January 2024 by Inspector Wilders B, following a hearing. The main issue, as the Inspector framed it: Whether the northern boundary wall is a curtilage listed building.

Construction of 13no Dwellings (including 2no affordable dwellings), creation of new access, car parking and soakaways (amended description)

Authority
Northumberland County Council
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Major dwellings
Inspector
Wilders B
Postcode
NE44 6HW

Main issues, as the Inspector framed them

  • Whether the northern boundary wall is a curtilage listed building
  • The effect of the proposals on designated heritage assets and in particular, whether the proposals would preserve The Manor House, a Grade II Listed Building, and any features of special architectural or historic interest it possesses
  • The effect of the proposal on the character and appearance of the area
  • The effect of the proposal on the living conditions of the occupiers of The Riding having particular regard to outlook and noise and disturbance
  • The effect of the proposal on open space and education provision

What decided it

The less than substantial harm to the significance of the Grade II Listed Manor House was not outweighed by the public benefits of the scheme.

The great weight attached to heritage harm, together with harm to character and appearance and to the living conditions of neighbouring occupiers, outweighed the moderate public benefits of housing, economic activity and biodiversity net gain, tipping the balance against the proposals.

What the Inspector cited

Development plan policies
Policy STP 3Policy QOP 1Policy QOP 2Policy QOP 4Policy HOU 9Policy ENV 1Policy ENV 7Policy INF 1Policy INF 5Policy INF 6Appendix H1Appendix H2
National Planning Policy Framework
Paragraph 205Paragraph 208

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 applied

The decision letter

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.