Bridge House Northgate, Pinchbeck, Spalding, PE11 3SE

demolition of Bridge House and proposed replacement dwelling and associated works

Authority: South Holland District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Marriott H

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the area, including the effect of the proposed demolition of Bridge House
whether the proposed development would preserve the settings of the Grade II listed buildings known as Glen House, The End Cottage and The Ship
the effect of the proposed development on the living conditions of neighbouring occupiers with particular regard to privacy

What decided it

The scale of harm caused by demolition of the non-designated heritage asset and replacement with an unsympathetic, significantly larger modern dwelling that would dominate the riverside setting and erode the rural character essential to the significance of nearby listed buildings outweighed the modest public benefits of the proposal.

Framework references: 135, 187, 215

Plan policies cited: Policy 1, Policy 2, Policy 3, Policy 22, Policy 29

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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