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Planning appeal decision

Dismissed22 September 20253367825

61 Wycliffe Avenue , York, North Yorkshire, YO10 3RH

Planning appeal 3367825 at 61 Wycliffe Avenue , York, North Yorkshire, YO10 3RH (City of York Council) was dismissed on 22 September 2025 by Inspector Smith J, by written representations. The main issue, as the Inspector framed it: whether the proposed development would lead to an overconcentration of House in Multiple Occupation (HMO) properties.

change of use from single dwelling (Use Class C3) to House in Multiple Occupation (Use Class C4) for 4 occupants

Authority
City of York Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Smith J
Postcode
YO10 3RH

Main issues, as the Inspector framed them

  • whether the proposed development would lead to an overconcentration of House in Multiple Occupation (HMO) properties
  • the effect of the proposal upon the character and appearance of the area
  • whether the proposal would provide sufficient vehicle parking
  • whether the proposal would provide sufficient cycle parking and refuse storage

What decided it

The proposal would breach Policy H8 by increasing HMO concentration beyond the neighbourhood-level threshold of 20%, and this fundamental policy conflict could not be outweighed by the limited benefits of the scheme.

What the Inspector cited

Development plan policies
Policy H8Policy D1Policy T1

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 applied

The decision letter

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.