Coachmans Cottage, New Road, High Birstwith, HARROGATE, North Yorkshire, HG3 2JF

retrospective householder planning application for the extension of a basement, ground floor and rear dormers

Authority: Harrogate Borough Council *
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Harrison F

Main issues, as the Inspector framed them

The effect of the development on the character and appearance of the area, including the appeal property and the Nidderdale Area of Outstanding Natural Beauty (AONB)

What decided it

The dormers unacceptably harm the character and appearance of the area and the AONB through their incongruous, dominating presence in the roofscape, conflicting with development plan policies and design guidance.

Framework references: 176

Plan policies cited: HP3, GS6, NE4

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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.
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- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
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