Land West Of Cherry Lane Garden Centre, Hull Bridge Road, Tickton, Beverley, East Riding of Yorkshire, HU17 9RS

the erection of coffee shop/drive-thru unit with associated access, electric vehicle charging facility, landscaping and drainage works

Authority: East Riding of Yorkshire Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Minor retail and services
Inspector: Dean S

Main issues, as the Inspector framed them

whether or not there is an established need for the proposal
the effect of the proposal on character of the area
whether or not the proposal is acceptable with regard to flood risk
the effect of the proposal on highway safety

What decided it

The proposal conflicts with the development plan on all four main issues—lack of established need, harmful character impact, inadequate flood risk sequential test, and unquantified highway safety effects—and the material considerations in its favour are insufficient to outweigh this development plan conflict.

Plan policies cited: Policy S1, Policy S2, Policy S8, Policy EC1, Policy ENV1, Policy ENV2, Policy ENV6, Policy EC4

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.

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