Land at Back Lane, Kirkby Malzeard, Ripon, HG4 3SR

change of use of land to form a holiday site comprising 3 holiday yurts with associated facilities, parking and access

Authority: Harrogate Borough Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Change of use
Inspector: Caines A

Main issues, as the Inspector framed them

The effect on the landscape and scenic beauty of the Nidderdale Area of Outstanding Natural Beauty (AONB), and the public right of way (PROW) network
The effect on the living conditions of neighbouring residents, with particular regard to noise and disturbance
Whether the site is a suitable location for the proposed development with regards to development plan policy

What decided it

The unacceptable adverse impact on the landscape and scenic beauty of the AONB, combined with harm to neighbouring residents' living conditions through noise and disturbance, created significant conflict with the development plan that material considerations did not overcome.

Framework references: 176, 130, 85

Plan policies cited: Policy GS6 A), Policy HP3, Policy HP5 A), Policy NE4, Policy EC7 B), Policy HP4 C), Policy EC7 C), Policy EC7, Policy N8

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.