Silverdale, 25 College Lane, Masham, North Yorkshire, HG4 4HE

‘Part retrospective planning permission for installation of rear garden gate and free standing gateposts. It is intended to change the style of the existing (unauthorised) gate from the current curved design to a flat topped gate.’

Authority: North Yorkshire Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: other · Householder developments
Inspector: McDonagh C

Main issues, as the Inspector framed them

Whether the proposal would preserve the special interest and significance of the listed building and whether it would preserve or enhance the character or appearance of the Masham Conservation Area

What decided it

The proposed plastic composite material would be starkly incongruous and would fail to preserve the special interest and significance of the listed building and its setting, and would harm the character and appearance of the conservation area, with no sufficient public benefits to outweigh this harm.

Framework references: 212

Plan policies cited: Policy HP2 of the Harrogate District Local Plan 2014 – 2035

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.