# Wharfedale Cottage, Wath Lane, Ulleskelf (PiP 1 dwelling)

- **Decision:** dismissed, 17 August 2026
- **Decided by:** Planning Inspector: P Hatch
- **Authority:** North Yorkshire (Yorkshire and the Humber)
- **Appeal reference:** 6010426
- **Application reference:** ZG2026/0114/PIP
- **Procedure:** written-representations
- **Development:** Permission in principle for one detached dwelling
- **Homes:** 1
- **Site context:** rural-lane
- **Green Belt:** no
- **Framework applied:** December 2024 NPPF (transitional)
- **Determinative policies:** TR6(4)
- **Development plan policies:** Selby District Local Plan ENV1, T1, Selby Core Strategy SP19
- **Main issues:** location - highway safety, amount, land use
- **Tags:** PIP, transitional, old-wording-slip, highway-safety, housing-shortfall, tier-2

## Summary
Permission in principle for one house at a rural junction in Ulleskelf was dismissed on highway safety (inadequate visibility splays). The inspector applied the December 2024 tilted balance, finding the harm "significantly and demonstrably outweigh[ed]" the benefit of one home (DL ¶13, ¶18-22).

## What made the difference
The unsafe junction access (DL ¶13). The letter, dated the day the new Framework took effect, runs the old paragraph 11(d) test with no reference to the new Framework.

## Policy findings
- **TR6(4): fail (substantial weight).** substandard visibility at a multi-road junction; DMRB splays not met; assessed under 2024 Framework wording (DL 9-14, 21)
- **S5: not-engaged.** decided under 2024 para 11(d)(ii) tilted balance - "significantly and demonstrably outweigh" (DL 18, 22)

## Key facts
- Council cannot show a 5-year supply (DL 18)
- Decision dated 17 Aug 2026 but applies 2024 para 11(d) and the 2024 WMS; no mention of the new Framework (DL 18-22)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010426
- https://appeal-planning-decision.service.gov.uk/published-document/c178e38b-b23c-4e25-b14a-e416aa0ab3e3

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010426.html

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