®Planning appeal decision
Land south east of The Manor House, RIDING MILL, Northumberland, NE44 6HW
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
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.
Framework references: 205, 208
Plan policies cited: Policy STP 3, Policy QOP 1, Policy QOP 2, Policy QOP 4, Policy HOU 9, Policy ENV 1, Policy ENV 7, Policy INF 1, Policy INF 5, Policy INF 6, Appendix H1, Appendix H2
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.