The Gables (land Adj) 1J Ruskin Avenue , Wakefield, west yorkshire, WF1 2BD

2 detached properties

Authority: Wakefield Metropolitan District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Walker C

Main issues, as the Inspector framed them

the effects of the development on biodiversity
the effects of the development on land stability

What decided it

The absence of both an ecological assessment required by Policy LP51 and a site investigation report required by NPPF paragraph 196 meant the impacts on biodiversity and land stability could not be adequately assessed before permission was granted.

Framework references: 196

Plan policies cited: Policy LP51

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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.
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