Site of the Former Malthouse building on land to the north of Court Terrace, Ripon, HG4 1AX

Main issues, as the Inspector framed them

• Whether the proposal would preserve a grade II listed building, the Maltings and any of the features of special architectural or historic interest that it possesses, the setting of nearby listed buildings, schedule monument and linked to that whether it would preserve or enhance the character or appearance of the Ripon Conservation Area and World Heritage Buffer Zone, including the implications and effect on trees
• Whether the proposal would provide adequate living conditions for future occupants, with regard to amenity space and privacy
• Whether sufficient noise information has been provided, with regard to the residential end use
• The effect of the proposal on ground stability
• The effect of the proposal on protected species, with particular regard to bats

What decided it

The less than substantial harm to designated heritage assets (the listed Maltings building, setting of nearby listed buildings, and conservation area character) combined with inadequate living conditions, insufficient noise evidence, unresolved ground stability concerns, and unaddressed protected species issues could not be justified by the moderate public benefits of the scheme.

The moderate public benefits of re-use of the building and residential development were outweighed by the less than substantial but considerable harm to heritage assets, the failure to provide adequate living conditions, and unresolved technical matters relating to noise, ground stability and protected species, with the heritage harm given great weight in accordance with paragraph 212 of the Framework.