25 Scrooby Road, Bircotes, DONCASTER, DN11 8JW

the change of use from existing ground floor shop with WC and kitchen area into a single person bed sit flat

Authority: Bassetlaw District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Berry A

Main issues, as the Inspector framed them

The effect of the proposal on the living conditions of future residents, with reference to outdoor amenity space, privacy, light, and noise and disturbance, and the occupiers of neighbouring properties, with reference to privacy

What decided it

The cumulative adverse effects on future residents' living conditions—particularly the lack of a bedroom window, inadequate outdoor amenity space, noise exposure, and loss of privacy—made the proposal unacceptable.

Framework references: 135, 191

Plan policies cited: Policy DM4 of the Bassetlaw District Local Development Framework Core Strategy & Development Management Policies DPD, Policy 8 of the Harworth & Bircotes Neighbourhood Development Plan 2015-2028

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.

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