12-12A and 13 Devonshire Place, Harrogate, HG1 4AA

conversion of existing ground floor retail and demolition of outbuildings to form 3 apartments, erection of two storey extension, change of use of basement from commercial storage to residential storage and tree works

Authority: Harrogate Borough Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Walker R

Main issues, as the Inspector framed them

Whether the proposed development would preserve or enhance the character or appearance of the Harrogate Conservation Area

What decided it

The proposed development's unduly bulky and dominant scale to the rear would not preserve or enhance the character or appearance of the Harrogate Conservation Area, and the public benefits do not outweigh this heritage harm.

Framework references: 205, 206, 207, 208

Plan policies cited: Policy HP2, Policy HP3

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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.
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