22 Baxter Gate, Doncaster, DN1 1LD

change of Use from Retail (Class E) to Bingo and Tanning Salon (Sui Generis)

Authority: Doncaster
Appeal type: Planning
Procedure: Written
Development: leisure-sport
Postcode: DN1 1LD

Main issues, as the Inspector framed them

The effect of the proposed change of use on the vitality and viability of the Primary Shopping Area
Whether the proposal would accord with the development plan in terms of promoting healthy, inclusive communities
The effect of the proposal on the character and appearance of the High Street Conservation Area

What decided it

The proposal would harm the vitality and viability of the Primary Shopping Area through lack of active frontage, limited footfall generation, and clustering of gambling uses, and would cause less than substantial harm to the conservation area not outweighed by public benefits.

Framework references: 11

Plan policies cited: Policy 23, Policy 50, Policy 37, Policy 41, Policy 42, Policy 46

Read the decision letter on the Inspectorate’s site

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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.
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