Tree Tops, Clint Bank Lane, Clint, Harrogate, HG3 3DS

retrospective planning application for additional storey extension, single storey side extension to east, porch to front door, continuation of stepped plinth to front elevation, single storey side/rear extension, second storey side/rear extension and partial demolition at ‘Tree Tops’ bungalow, Clint Bank Lane, Harrogate, HG3 3DS

Authority: Harrogate Borough Council *
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Burnham T

Main issues, as the Inspector framed them

Whether the proposal would represent an acceptable replacement dwelling in the countryside

What decided it

The absence of harm to the underlying objectives of Policy HS7 (local distinctiveness, visual impact and landscape character protection) in this particular location with varied existing development, which the Inspector afforded significant weight to outweigh the conflict with the specific policy criterion regarding material enlargement.

Plan policies cited: Policy HS7

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.

The judgement stays yours. The tool gathers the material and dates it.