These are just a few of the 40 or so appeal reports that we post each month on our website: www.theplanner.co.uk/decisions
Distinctive building would be visually swamped by care home A reporter has blocked plans to turn an attractive house in St Andrews into a 40-bed care home by building two large extensions in its gardens, citing unacceptable harm to the existing building and the wider conservation area.
‘Very special circumstances’ allow Wakefield scouts’ bid for new hut An inspector has approved plans for a new scout hut in Wakefield despite deeming it inappropriate green belt development, deciding that the scheme’s social benefits constituted very special circumstances. The appeal was submitted by the 45th Wakefield/Durkar Scout Group, based in Durkar, a village near Wakefield. The group proposed a prefabricated, flat-roofed structure next to a special needs college south of the village, to be used as a replacement scout hut. However, the site formed part of the green belt. Although scouting groups “do partake in many outdoor sport and recreational activities”, inspector Rachel Bartlett noted, the hut would not be an “appropriate facility” for outdoor sport under the terms of NPPF paragraph 145. It would be modest in scale and height, she added, but would introduce development into the countryside, harming openness. She noted that the scout group’s existing home was “in a poor state of repair and unfit for purpose”, with no parking and access along a badly surfaced footpath that was unsuitable for wheelchair users. The appeal site, on the other hand, had an existing car park and plenty of outdoor space. The appellant’s plans to encourage social interaction between scouts and those attending the nearby LOCATION: Durkar, Wakefield special needs college would be beneficial, Bartlett AUTHORITY: Wakefield Council noted, as would the ability to accommodate more INSPECTOR: Rachel Bartlett children, given the group’s waiting list of 20 children. PROCEDURE: Written submissions Bartlett noted that the scout group was “strongly DECISION: Allowed supported by local people and local councillors”. The REFERENCE: APP/ plan would provide a fitX4725/W/18/3219434 for-purpose building that would be “inclusive and accessible to all”. This, she concluded, amounted to very special circumstances. I M AG E S | S H U T T E RSTO C K / A L A M Y
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The appeal concerned a large detached house set in an extensive garden in St Andrews, within the Hepburn Gardens conservation area. The house dated from 1904 and featured a “distinctive and attractive” Arts and Crafts Movement-style design, but was not listed. The appellant sought permission to create a care home facility in the form of two new buildings to the rear of the existing house, with 40 bedrooms. Short glazed links would connect these to the existing building, which would be converted to provide ancillary care facilities. Reporter Mike Shiel said that while “the retention of the existing attractive building is to be welcomed”, the scale and proximity of the proposed extensions would be “overbearing, and would effectively overwhelm it”. Before and after visualisations demonstrated that the existing house would be “visually swamped” by the new development, he added. He also commented on the scheme’s impact on living
LOCATION: St Andrews AUTHORITY: Fife Council INSPECTOR: Mike Shiel PROCEDURE: Written submissions DECISION: Dismissed REFERENCE: PPA2502320
conditions, considering that the increased number of vehicle movements associated with the care home would disrupt neighbours. Shiel noted that the proposal had attracted five representations in its favour, which cited the need for additional care home facilities in St Andrews, and 43 representations against it. He decided to refuse permission, concluding that the scheme’s harms outweighed its benefits.
MAY 2018 / THE PLANNER
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12/06/2019 09:23