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Dismissed14 October 20253368098

Land @ Broad Gate , East Markham, Nottinghamshire, NG22 0SH

Planning appeal 3368098 at Land @ Broad Gate , East Markham, Nottinghamshire, NG22 0SH (Bassetlaw District Council) was dismissed on 14 October 2025 by Inspector Savage K, by written representations. The main issue, as the Inspector framed it: Whether the proposal would represent a suitable location for housing, having regard to relevant development plan policy.

‘a single 4 bedroomed bungalow with solar & ground source heat pump, PV panels, a detached two bay garage with attached workshop groundwork: existing hedge kept though some removed for broad gate access purposes, garden area with greenhouse for plants, the area to the house to be paved and gravel, all general area to be grass, area adjacent railway orchard of apple trees to serve as sound limiting a small tree line to the ne fence line two soak aways service the property the one nearest to the railway lines removing water away from the railway line the driveway suitably laid with stone and gravel, a gated entrance west side (broad gate) of the property a septic tank to be installed with a suitable contract for emptyin g.’

Authority
Bassetlaw District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Savage K
Postcode
NG22 0SH

Main issues, as the Inspector framed them

  • Whether the proposal would represent a suitable location for housing, having regard to relevant development plan policy
  • The effect of the proposal on the character and appearance of the area
  • Whether the proposed dwelling would provide a satisfactory standard of accommodation, with respect to noise
  • The effect of the proposal on drainage and flood risk in the area

What decided it

The proposal's location in open countryside beyond the built-up area, separated by the railway line, combined with the failure to meet Policy ST2 criteria regarding access, car dependency, and character harm, and the unacceptable noise impacts on future occupants, resulted in significant conflict with the development plan that could not be outweighed by the limited benefits of one additional dwelling.

The identified harms from conflict with the spatial strategy, adverse effect on character and appearance, and failure to provide suitable accommodation were afforded significant weight against the development plan, which was given significant weight; the limited material considerations in favour (modest housing contribution and economic benefits) attracted only limited weight and did not outweigh the conflict with the development plan.

What the Inspector cited

Development plan policies
Policy ST1Policy ST2Policy ST33Policy ST46Policy ST50

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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More decisions in Bassetlaw

The authority’s record since 2016 · every decision in 2025

  1. Dismissed22 September 20266006950
    Land off Middlebridge Road, Gringley-on-the-Hill, DN10 4SE
  2. Allowed1 September 20266007837
    Land South of Cave's Lane, Walkeringham, Doncaster, DN10 4LU
  3. Allowed25 June 20266006391
    Properties 3-5 Eastgate, Worksop, S80 1RH
  4. Allowed7 April 20263367817
    Land Adjacent to the A614, Worksop, S80 3PA
  5. Dismissed31 March 20266002376
    Manor Gardens, Rampton, Retford, DN22 0JU

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.