25 Newton Road, Great Ayton, North Yorkshire, TS9 6BS

change of use from a bakery to a holiday let

Authority: North Yorkshire Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Change of use
Inspector: Harrison F

Main issues, as the Inspector framed them

Effect of the proposal on the character and appearance of the area, including its effect on heritage assets
Living conditions of the occupiers of 23 and 27 Newton Road, with regard to outlook, daylight/sunlight and privacy

What decided it

The proposal would cause less than substantial harm to heritage assets and unacceptable harm to neighbouring living conditions, with public benefits insufficient to outweigh the heritage harm and no mitigation available for the amenity impacts.

Plan policies cited: Policy E5, Policy S7, Policy E2

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.

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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.
The judgement stays yours. The tool gathers the material and dates it.

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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.