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Allowed20 December 20243347925

Highfield House 222 Carlton Road, Worksop, S80 1PH

Planning appeal 3347925 at Highfield House 222 Carlton Road, Worksop, S80 1PH (Bassetlaw District Council) was allowed on 20 December 2024 by Inspector Rose D, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character or appearance of Mr Straw's Conservation Area, including the loss of two street trees, and on non-designated heritage assets (Highfield House and The Mount).

Demolition of existing buildings; partial demolition, repair and alteration of existing building (Highfield House) to create 2 dwellings; and erection of 9 dwellings with landscaping, access and associated works

Authority
Bassetlaw District Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Rose D

Main issues, as the Inspector framed them

  • the effect of the proposal on the character or appearance of Mr Straw's Conservation Area, including the loss of two street trees, and on non-designated heritage assets (Highfield House and The Mount)
  • whether the proposals for plots 4 and 7 would have an unacceptable effect on the living conditions of neighbouring dwellings in Harstoft Avenue
  • whether financial contributions by means of a planning obligation are necessary

What decided it

The significant benefits of restoring and enhancing the non-designated heritage asset of Highfield House and improving the character and appearance of the Conservation Area, combined with the replacement of poor-quality buildings, outweighed the limited and localised harm from the loss of two street trees.

The significant benefits of heritage enhancement and improved character and appearance of the Conservation Area, together with wider benefits of house building, outweighed the less than substantial harm to the Conservation Area from the loss of two street trees, and the balance was heavily in favour of the proposal.

What the Inspector cited

Development plan policies
Policy ST33Policy ST40(d)Policy 41(4)Policy 41(1)Policy ST39(1)(a)Policy 46(1)(a)Policy ST56Policy ST44(1)(c)Policy 47

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The authority’s record since 2016 · every decision in 2024

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.