67 Station Road, OSSETT, WF5 8AY

the material change of use of a private pool hall to private hire pool hall with gym and sauna/spa area, on the Land

Authority: Wakefield Metropolitan District Council
Appeal type: enforcement · Enforcement Notice
Procedure: Written Representations
Development: leisure-sport · Change of use
Inspector: Phillips A

Main issues, as the Inspector framed them

The effect on the safe movement of all highway users
The effect on the living conditions of the occupants of nearby residential properties with particular reference to noise and disturbance
Whether the development preserves or enhances the character or appearance of the Ossett Conservation Area and its setting

What decided it

The material harm to the character and appearance of the Ossett Conservation Area combined with unacceptable impacts on highway safety and neighbouring residential amenity outweighed the moderate public benefits of the swimming facility.

Plan policies cited: Policy LP27, Policy LP56, Policy LP67, Policy LP63, Policy LP64

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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