Land adjacent to A19 Roundabout, Selby Bypass, SELBY, YO8 8LA

Main issues, as the Inspector framed them

• Whether the site is suitable for the proposed development, having regard to the Council's spatial strategy.
• The effect of the proposal on the character and appearance of the area.
• Whether the proposed development would be in a suitable location with regard to local and national policies relating to flood risk.
• Whether the proposal would support active and sustainable modes of travel.
• The effect of the proposal on the setting of the Grade II listed Brayton Tunnel.
• The effect of the proposal on the loss of best and most versatile agricultural land.
• The need for the proposal.

What decided it

The cumulative substantial harms — conflict with the spatial strategy, harm to character and appearance, failure of the flood risk sequential test, and heritage harm — collectively outweighed the appellant's business need and associated benefits.

The substantial and significant harms arising from conflict with the spatial strategy, character and appearance impacts, sequential test failure, poor active travel provision and heritage harm to the setting of the listed Brayton Tunnel collectively outweighed the significant benefits of the proposal, including job creation and mileage/carbon savings.