Littlethorpe House, Pottery Lane, Littlethorpe, RIPON, HG4 3LW

erection of a two storey dwellinghouse

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

Main issues, as the Inspector framed them

The effect of the proposal on the setting of Littlethorpe House, a Grade II listed building
The effect of the proposal on the living conditions of existing occupiers at Garth Lodge with specific reference to daylight and sunlight
The effect of the proposal on the living conditions of existing occupiers at Littlethorpe House and future occupiers with specific reference to privacy
Whether the development would be safe in respect of the stability of the land

What decided it

The serious, less than substantial harm to the setting of the Grade II listed building, combined with privacy harm and unresolved land stability risks, outweighed the limited housing and economic benefits.

The limited benefits of housing delivery and economic activity did not outweigh the serious harm to the setting of the Grade II listed building, the harm to privacy of existing and future occupiers, and the unacceptable land stability risk.

Framework references: 132, 199, 202

Plan policies cited: Policy HP2, Policy HP4, Policy NE9

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.

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