®Planning appeal decision
51 Hailgate, Howden, DN14 7ST
Planning appeal 6007141 at 51 Hailgate, Howden, DN14 7ST (East Riding of Yorkshire Council) was dismissed on 4 August 2026 by Inspector S Dean, by written representations. The main issue, as the Inspector framed it: whether or not the site is a suitable location for the development proposed having regard to the risk of flooding.
Erection of mixed use building to be used under Class E at ground floor with 5no. flats at first and second floor, and change of use of existing office building to allow for uses within Class E, following demolition of existing workshop and store
- Authority
- East Riding of Yorkshire Council
- Appeal type
- minor · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- S Dean
- Postcode
- DN14 7ST
Main issues, as the Inspector framed them
- whether or not the site is a suitable location for the development proposed having regard to the risk of flooding
- the effect of the proposal on highway safety and convenience in the area, having regard to the level of parking proposed
- the effect of the proposal on the character and appearance of the area
- whether or not the proposal would harm the living conditions of the occupiers of 49 Hailgate with specific regard to overlooking, noise and disturbance
- the effect of the proposal on the historic environment
What decided it
The failure to demonstrate that the sequential test for flood risk had been passed, combined with the inadequate parking provision creating unacceptable effects on highway safety and convenience, were of sufficient weight to warrant dismissal despite the proposal being acceptable on other grounds.
The benefits of developing a town-centre site for mixed use including five flats outweighed the very low level of less-than-substantial harm to the historic environment, but this was outweighed by the significant conflicts on flood risk and parking grounds.
What the Inspector cited
- Development plan policies
- Policy ENV6Policy A4Policy ENV1Policy EC4Policy ENV3
- National Planning Policy Framework
- Paragraph 11
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 appliedThe decision letter
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With an account
What an account adds to this decision
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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.