Land south of Broach Road, Hensall, Goole, DN14 0QJ

erection of farm shop and cafe with access, car park, play space, landscaping and all other associated infrastructure

Authority: North Yorkshire Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: retail · Other Major Developments
Inspector: Fleming L

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area and the landscape bearing in mind it would be within the settings of the grade II listed Hensall Schoolmaster's House, Church Lane (the School House) and the grade II* listed Church of St Paul, Church Lane (the Church) and the grade II* listed the Red House, Church Lane (Red House)
Whether the appeal site is an appropriate location for the proposed development having regard to local and national policies on development in the countryside

What decided it

The substantial public benefits of the scheme, whilst significant, were insufficient to outweigh the great weight that must be attached to the less than substantial harm to the designated heritage assets combined with the unjustified scale of development in the countryside contrary to the development plan's spatial strategy.

Framework references: 88, 89, 135, 212, 215

Plan policies cited: Policy SP2, Policy SP13, Policy SP14, Policy SP18, Policy SP19, saved Policy S4, saved Policy ENV1

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.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.