Birchlands, Lords Moor Lane, Strensall, York, YO32 5XF

detached house to the rear

Authority: City of York Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Caines A

Main issues, as the Inspector framed them

The effect of the development on the integrity of the Strensall Common Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI)

What decided it

The proposal results in a net increase in residential units within the 400 metre exclusion zone around Strensall Common SAC and SSSI, and adverse effects on the integrity of the site cannot be ruled out, contrary to Policy GI2a of the adopted Local Plan and paragraph 195 of the Framework.

The limited benefit of a single market dwelling and positive sustainability features were outweighed by the conflict with the development plan and the statutory protection afforded to the SAC and SSSI, with habitats protection providing a strong reason for refusal that overrides the presumption in favour of sustainable development.

Framework references: 11, 193, 195

Plan policies cited: Policy GI2, Policy GI2a, Policy DH1

Judgments cited: Mansell v Tonbridge and Malling Borough Council (2017)

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.