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Planning appeal decision

Allowed7 September 20233322021

10-14 James Street, Harrogate, North Yorkshire, HG1 1RD

Planning appeal 3322021 at 10-14 James Street, Harrogate, North Yorkshire, HG1 1RD (Harrogate Borough Council *) was allowed on 7 September 2023 by Inspector Wraight G, following a hearing. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the CA.

the change of use of ground floor (part) and upper floors from retail (Use Class E) to aparthotel (Use Class C1), erection of third floor and roof extension and alterations to fenestration

Authority
Harrogate Borough Council *
Appeal type
minor · Planning Appeal
Procedure
Hearing
Development
leisure-sport · Change of use
Inspector
Wraight G
Postcode
HG1 1RD

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the CA
  • Whether the proposed development would provide acceptable living conditions for the future occupants of the aparthotel

What decided it

The imposition of a 90-day restriction on the length of individual stays resolved the living conditions concerns while the heritage impacts were found, on balance, not to cause harm to the Conservation Area.

the heritage benefits of removing an unsympathetic extension and the acceptable overall design outweighed the limited residual impact on the Conservation Area, and the harm to living conditions from longer stays was avoided by imposing a 90-day occupancy restriction, allowing the appeal to succeed

What the Inspector cited

Development plan policies
Policy HP2Policy HP3Policy HP4
National Planning Policy Framework
Paragraph 56

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.

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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.