128 High Street, Broughton, BRIGG, DN20 0JR

change of use from Public House to dwelling, including demolition of existing outbuilding at the Dog & Rat without complying with conditions attached to planning permission Ref PA/2021/1338, dated 30/11/2021

Authority: North Lincolnshire Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Skelly C

Main issues, as the Inspector framed them

the effect of the amendments on the character and appearance of the site and surrounding area
the safety of vehicular and pedestrian traffic
the residential amenity of future occupants with regards to daylight, sunlight and outlook

What decided it

The 2m high timber fence harms the character and appearance of the site and surrounding area by creating an enclosed appearance inconsistent with the open, low-level boundary treatments prevalent in the area, and creates highway safety risks at the roundabout junction.

Plan policies cited: Policy DS1 of the North Lincolnshire Local Plan (2003), Policy CS5 of the North Lincolnshire Core Strategy (2011), Policy T2 of the North Lincolnshire Local Plan

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.