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Planning appeal decision

Allowed2 November 20213273411

The Secret Garden, Ripon, HG4 2QR

Planning appeal 3273411 at The Secret Garden, Ripon, HG4 2QR (Harrogate Borough Council *) was allowed on 2 November 2021 by Inspector Savage K, following a hearing. The main issue, as the Inspector framed it: whether the rural enterprise provides justification for the proposed dwelling in this location having regard to the approach of local and national policy to residential development in the countryside.

full application for a temporary essential workers dwelling and the siting of 3x camping pitches

Authority
Harrogate Borough Council *
Appeal type
minor · Planning Appeal
Procedure
Hearing
Development
agricultural · Change of use
Inspector
Savage K
Postcode
HG4 2QR

Main issues, as the Inspector framed them

  • whether the rural enterprise provides justification for the proposed dwelling in this location having regard to the approach of local and national policy to residential development in the countryside
  • whether the dwelling would be suitably located to access local services and facilities
  • whether the proposal would represent a suitable location for tourism accommodation
  • the effect of the proposal on the landscape character of the area
  • whether the proposal would be acceptable in respect of flood risk

What decided it

The genuine functional need for a full-time worker to live on site to support the horticultural enterprise, satisfying the essential rural worker dwelling tests of Policy HS9.

The modest but tangible benefits of the horticultural business (economic, social, biodiversity) were found to cumulatively outweigh the flood risk in this case.

What the Inspector cited

Development plan policies
Policy HS9Policy GS2Policy GS3Policy EC4Policy EC7Policy NE4Policy CC1

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 applied

The decision letter

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More decisions in Harrogate Borough Council

The authority’s record since 2016 · every decision in 2021

  1. Planning permission granted14 December 20233309379
    Grantley Hall, Grantley, Ripon, North Yorkshire, HG4 3ET
  2. Dismissed7 September 20233321118
    Rocks Cottage, Brimham Rocks, Hartwith, Harrogate, North Yorkshire, HG3 4BF
  3. Allowed24 March 20233310079
    Land Comprising of the Field to the North of Springfield Bungalow, Crag Lane, Killinghall, HG3 2BD
  4. Dismissed9 February 20233306214
    The Henry Jenkins Inn, Main Street, Kirkby Malzeard, HG4 3RY
  5. Dismissed30 January 20233310181
    Land at Back Lane, Kirkby Malzeard, Ripon, HG4 3SR

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.