2 Sunny Bank, Roebuck Lane, Clifton, LS21 2HA

convert redundant barn to provide extra accommodation to 2 Sunny Bank

Authority: Harrogate Borough Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Cross D

Main issues, as the Inspector framed them

Whether the proposal would be sustainable development having regard to local and national planning policy, with due regard to the Nidderdale Area of Outstanding Natural Beauty (AONB) and non-designated heritage assets

What decided it

The proposal would cause significant harm to the character and appearance of the area and the AONB through its incongruous design and location, conflicting with local plan policies and the Framework's requirements for well-designed places and conservation of natural environment.

Framework references: 150

Plan policies cited: Policy HS6, Policy GS6, Policy HP3, Policy NE4, Policy GS1, Policy GS2, Policy GS3, Policy HP2

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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.
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