3 and 5 Montpellier Street, Harrogate, HG1 2TQ

Main issues, as the Inspector framed them

• The effect of the proposed development on the character and appearance of the surrounding area, including whether it would preserve or enhance the character or appearance of the Harrogate Conservation Area and preserve the setting of the adjoining non-designated heritage asset, 15-18 Montpellier Parade
• The effect of the proposed development on the living conditions of existing occupiers of No 15-18 and the future occupiers of the apartment with regard to privacy and outlook

What decided it

The substantial harm to the character and appearance of the Conservation Area and the setting of the non-designated heritage asset, combined with harm to neighbouring living conditions, could not be justified by the benefits of the proposal when assessed against the Framework's policies on heritage conservation and sustainable development.

The substantial benefits of housing delivery, retail provision, improved energy efficiency and remediation of derelict land were substantially outweighed by the adverse effects of heritage harm to the Conservation Area and non-designated heritage asset, and harm to neighbouring amenity, when assessed against the national decision-making policies in the Framework