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

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

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.

Plan policies cited: Policy H8, Policy D1, Policy T1

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.

Town Planner Pro

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.

Join the waiting list

In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.