12-14 Acomb Road, York, YO24 4EW

Sui Generis HMO

Authority: City of York Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Bust R

Main issues, as the Inspector framed them

whether the proposed loss of employment premises is justified
the effect of the proposal on the living conditions of surrounding occupiers
whether the proposal would create acceptable living conditions for future occupiers, with particular regard to internal and external space, and car and cycle parking provision
the effect of the proposal on the character and appearance of the appeal property and immediate surroundings

What decided it

The cumulative conflicts with employment land protection policy, neighbour amenity, future occupier living conditions, and character and appearance, with no single scheme presenting an acceptable proposal, led to dismissal.

Framework references: 85, 112, 114, 135, 139

Plan policies cited: Policy EC2, Policy ENV2, Policy T1, Policy D1, Policy D11

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.