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Planning appeal decision

Dismissed8 March 20223279742

Site of 68 to 69 North Street, Ripon, HG4 1EW

Planning appeal 3279742 at Site of 68 to 69 North Street, Ripon, HG4 1EW (Harrogate Borough Council *) was dismissed on 8 March 2022 by Inspector Cullen F, by written representations. The main issue, as the Inspector framed it: Whether the proposal would preserve the special interest of the Grade II listed building, 65, 66 and 67 North Street and its setting.

the erection of 4no. apartments and 4no. townhouses

Authority
Harrogate Borough Council *
Appeal type
other · Listed Building Consent & Conservation Area Consent Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Cullen F

Main issues, as the Inspector framed them

  • Whether the proposal would preserve the special interest of the Grade II listed building, 65, 66 and 67 North Street and its setting
  • The effect of the proposal on the settings of adjacent Grade II listed buildings
  • Whether the proposal would preserve or enhance the character or appearance of the Ripon Conservation Area
  • The effect of the proposal on the free flow of traffic and highway safety in the vicinity of the site
  • Whether the proposal would provide adequate living conditions for future occupiers with regard to internal space provision, be of a sustainable design and provide adequate cycle parking
  • Whether the appeal site would be a suitable location for the proposal, having regard to its siting within Zone C concerning Gypsum Related Subsidence in the Ripon Area

What decided it

The harm to the special interest and settings of Grade II listed buildings and the conservation area, combined with failure to provide required ground stability information for gypsum subsidence, outweighed the moderate public benefits of providing eight residential units.

What the Inspector cited

Development plan policies
Policy HP2Policy HP3Policy NE5Policy HS5Policy CC4Policy TI1(B)Policy TI3(A)Policy TI3Policy NE9Policy A1Policy G3
National Planning Policy Framework
Paragraph 199Paragraph 200Paragraph 201Paragraph 202

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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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.