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Dismissed25 April 20233313546

Site of Former North Yorkshire Timber Company Limited, Trinity Lane, Ripon, HG4 2AL

Planning appeal 3313546 at Site of Former North Yorkshire Timber Company Limited, Trinity Lane, Ripon, HG4 2AL (Harrogate Borough Council *) was dismissed on 25 April 2023 by Inspector Raygen Z, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on ground stability.

Demolition of existing buildings and erection of thirteen dwellings, realigned access onto Trinity Lane, and associated parking and landscaping

Authority
Harrogate Borough Council *
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Raygen Z
Postcode
HG4 2AL

Main issues, as the Inspector framed them

  • The effect of the proposal on ground stability
  • The effect of the demolition of a non-designated heritage asset on the appeal site on its significance and on the surrounding heritage assets
  • Whether the proposed houses would preserve or enhance the character or appearance of the Ripon Conservation Area
  • The effect of the proposed houses on the setting of Holy Trinity School, 30 & 31 Blossomgate grade II listed buildings, St Wilfred's Church grade II* listed building and St Wilfred's school building (curtilage listed)

What decided it

The absence of intrusive ground investigation work demonstrating that the site could be safely developed in accordance with Policy NE9 regarding gypsum-related subsidence hazard, which brought the proposal into conflict with the development plan as a whole.

The benefits of housing delivery, affordable housing contribution, and enhancement of the conservation area were outweighed by the conflict with Policy NE9 on ground stability and the implications for safety of future occupiers.

What the Inspector cited

Development plan policies
Policy NE9Policy HS2Policy T14Policy NE3Policy HS1Policy HP2Policy HP3
National Planning Policy Framework
Paragraph 202

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.