®Planning appeal decision
Lakeside House, Main Road, Wyton, Hull, HU11 4DJ
Planning appeal 3356644 at Lakeside House, Main Road, Wyton, Hull, HU11 4DJ (East Riding of Yorkshire Council) was dismissed on 12 August 2025 by Inspector Cowley R, by written representations. The main issue, as the Inspector framed it: Whether the static caravan element of the development would be acceptable with regard to the Council's spatial strategy.
Change of use of and alterations to dwelling to form tea room at ground floor with dwelling at first floor incorporating construction of 5 dormer windows to rear and the siting of a static caravan to be used as ancillary residential accommodation to dwelling
- Authority
- East Riding of Yorkshire Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- retail · Change of use
- Inspector
- Cowley R
- Postcode
- HU11 4DJ
Main issues, as the Inspector framed them
- Whether the static caravan element of the development would be acceptable with regard to the Council's spatial strategy
- The effect of the development on the vitality and viability of town and district centres
- The effect of the development on the living conditions of the occupiers of the neighbouring dwelling known as 'Westlands', with particular regard to noise and disturbance
What decided it
The failure to demonstrate compliance with the sequential test for the tea room use and the harmful effect on the living conditions of neighbouring occupiers at Westlands through noise and disturbance, combined with the lack of evidence that the proposal would not harm the vitality and viability of town and district centres.
The modest economic benefits of additional activity in a relatively accessible location were outweighed by the harmful effects on the vitality and viability of town and district centres and the living conditions of neighbouring occupiers.
What the Inspector cited
- Development plan policies
- Policy S4Policy EC3Policy EC1Policy ENV1
- National Planning Policy Framework
- Paragraph 91
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in East Riding of Yorkshire Council
The authority’s record since 2016 · every decision in 2025
- Dismissed29 September 20263375085Land and Building East of Manor House Farm, 1 Lockington Road, Lund, East Riding of Yorkshire, YO25 9TG
- Dismissed4 August 2026600714151 Hailgate, Howden, DN14 7ST
- Allowed11 June 20266005566Land to the East of The Light Dragoon, 34, Main Street, Etton, HU17 7PQ
- Notice upheld27 March 20263355099Land Known As 9 Market Place, Hornsea, East Riding of Yorkshire, HU18 1AN
- Dismissed20 January 20263373428Land to the West of The Light Dragoon, Main Street, Etton, East Riding of Yorkshire, HU17 7PQ
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.