Highfield House, 6 Hemsworth Walk, RIPON, HG4 2SG

retrospective planning permission for the installation of post and rail fencing to demarcate ownership boundaries and vehicular access road to rear courtyard

Authority: Harrogate Borough Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: other · Other minor developments
Inspector: Cullen F

Main issues, as the Inspector framed them

Whether the proposal preserves the setting of the Grade II listed building known as Highfield House
Whether the proposal preserves or enhances the character or appearance of the Ripon Conservation Area

What decided it

The proposal fails to preserve the setting of the Grade II listed building and the character and appearance of the conservation area, causing less than substantial harm to designated heritage assets that is not outweighed by public benefits, contrary to NPPF paragraphs 199-202 and local plan policies HP2 and HP3.

Framework references: 194, 197, 199, 200, 201, 202

Plan policies cited: Policy HP2, Policy HP3, The Harrogate District Heritage Management Guidance Supplementary Planning Document, 2014

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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