®Planning appeal decision
3 and 5 Montpellier Street, Harrogate, HG1 2TQ
Planning appeal 6007391 at 3 and 5 Montpellier Street, Harrogate, HG1 2TQ (North Yorkshire Council) was dismissed on 1 September 2026 by Inspector N Teasdale, by written representations. The main issue, as the Inspector framed it: 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.
Rebuilding of derelict cottages to form 1 no. retail unit and 1 no. apartment, with removal of external fire escape to form 1 no. balcony off western elevation, erection of external access off eastern elevation, and erection of gates
- Authority
- North Yorkshire Council
- Appeal type
- minor · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- N Teasdale
- Postcode
- 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
What the Inspector cited
- Development plan policies
- Policy HP2Policy HP3Policy HP4
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.