Appeal 3344409

The appeal is allowed and planning permission is granted for erection of single storey side extension and alterations to fenestration at [site address] , [address], Hartwith, Harrogate [postcode] in accordance with the terms of the application, Ref ZC24/00754/FUL, subject to the following

The development hereby permitted shall begin not later than three years from the date of this decision.

The development hereby permitted shall be carried out in accordance with drawing no 5519 [name] and page refs: [name]; [name]/Sections; Existing drawings.

The external materials of the extension hereby permitted shall match those used in the existing dwelling.

For the sake of clarity and brevity I have taken the description of development from the Council’s decision notice.

The main issue is the effect of the proposal on the character and appearance of the appeal building and surrounding area.

The appeal site is located within the Nidderdale Area of Outstanding Natural Beauty (AONB) and in character area 26 of the Landscape Character Assessment - Hartwith Moor Grassland (LCA). The LCA describes the area as a pocket of flat to gently undulating grassland plateau, dominated by regular, https://www.gov.uk/planning-inspectorate - APP/U2750/D/24/3344409 organised pattern of parliamentary field enclosures with dry stone wall boundaries. The appeal site and neighbouring buildings are one of a few individual small farmsteads within the area. The appeal property and adjoining buildings are primarily residential in nature although their agricultural design styles have been retained. It is this farmstead appearance of the buildings set within the wider pattern of field enclosures that contributes positively to the character of the area.

The subterranean design of the proposal, which would include drystone walling and a green flat roof sown with species rich wildflower meadow, would not appear as a typical flat roof extension, as it would be a subtle addition to the main property, that would not be visually intrusive within the surrounding area. The scale and width of the extension would not be excessive and due to its positioning, design and form would ensure it would not adversely detract from the historical agricultural integrity of the appeal property and the surrounding buildings.

The proposed extension would be visible within the surrounding area, including from the Public Right of Way to the south, and I note that existing hedgerow and trees in the area are not protected and could be removed. However, given the sensitive design and form of the extension, it would not be highly noticeable or appear as an incongruous feature that is intrusive to the character and appearance of the surrounding landscape or setting of the [name].

The proposal would not have a harmful effect on the character and appearance of the appeal building and the surrounding area. The proposed extension would not be contrary to Policies HP3, HS6 and HS8 of the Harrogate District Local Plan, the [address] Extensions and [name] and the [address] [name] which seeks proposed development to protect, enhance or reinforce characteristics that contribute to local distinctiveness and contribute to the character of the building and its surroundings.

The Parish Council have raised concerns with the proposal, including the effect the extension would have on the Site of Special Scientific Interest (SSSI) at [name]. The Council have confirmed that the appeal site is not within the SSSI boundary and that they have no concerns in terms of ecological harm. This matter does not alter my findings above with regards to the effect on character and appearance and would not warrant refusal of the scheme.

Conditions relating to timeliness and the identification of plans are necessary in the interests of proper planning and to provide certainty. In the interests of character and appearance a condition is imposed in relation to materials.

For the reasons given above, I conclude that the appeal should be allowed.