Almsford Bank Stables, Leeds Road, HARROGATE, North Yorkshire, HG2 8AA

Main issues, as the Inspector framed them

• the effects of the proposals on the principle of development on the site with particular regard to the Council's growth strategy and its supply of housing land for SBCH
• the effects of the proposals on the character and appearance of the area with particular regard to the Crimple Valley Special Landscape Area (SLA)
• the contribution that setting makes to the significance of the Grade II* listed Crimple Valley Viaduct
• existing trees, including any protected by a Tree Preservation Order (TPO)
• the amenity of the public right of way (PRoW) through the site
• highway safety, with particular regard to the junction of the proposed site access and the A61
• the weight to be given to the benefits in the overall planning balance

What decided it

The cumulative effect of conflicts with countryside policy, significant harm to the Crimple Valley SLA, loss of protected trees, harm to the PRoW amenity, harm to the heritage setting of the listed viaduct, and highway safety risks, taken together, outweighed the substantial benefits of self-build and custom-build housing provision.

The substantial weight given to the benefits of new self-build and custom-build plots where there is unmet need, together with affordable housing and employment benefits, was outweighed by the cumulative conflict with countryside policy and the harm to the Crimple Valley SLA, trees, the PRoW, the setting of the Crimple viaduct and highway safety.