Grange House, White Wall Lane, Felliscliffe, HARROGATE, HG3 2JZ

detached two-storey house

Authority: Harrogate Borough Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Coyne C

Main issues, as the Inspector framed them

whether the appeal site is a suitable location for residential development
the effect of the proposed development on the character and appearance of the Nidderdale Area of Outstanding Natural Beauty (AONB)

What decided it

The proposal would be located in an isolated position outside any settlement boundary and would cause significant adverse visual impact on the character and appearance of the Nidderdale AONB, to which great weight must be attached, with no material considerations outweighing these harms.

The adverse impacts of granting planning permission, including conflict with the development plan and Framework and significant harm to the AONB character and appearance, significantly and demonstrably outweighed the limited or no-weight benefits cited by the appellant.

Framework references: 80, 176

Plan policies cited: Policy GS3, Policy GS6

Judgments cited: Braintree District Council v SSCLG Greyread Ltd & Granville Developments Ltd [2018] EWCA Civ 610

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.