Demolition of existing garage, construction of new detached garage

Appeal Decision Site visit made on 22 June 2018 by Gary Deane BSc (Hons) DipTP MRTPI an Inspector appointed by the Secretary of State Decision date: 6 July 2018 Appeal Ref: APP/E2734/D/18/3197093 Sourby Lodge, Track from Bridge Hill to Sourby Lane, Timble LS21 2PW  The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission.  The appeal is made by Ms Susan Preston against the decision of Harrogate Borough Council.  The application Ref 6.117.12.K.FUL was refused by notice dated 25 January 2018.  The development proposed is the demolition of existing garage, construction of new detached garage. Decision 1. The appeal is dismissed. Main issue 2. The main issue is the effect of the proposed development on the character and appearance of the local area. Reasons 3. The site is located in the open countryside and within the Nidderdale Area of Outstanding Natural Beauty (AONB). This is a nationally designated area with the highest status of protection in relation to landscape and scenic beauty. 4. The appeal property is a converted rural building that stands in the middle of a group of detached properties along one side of a hard surface track within open rolling countryside. The main building has a long and simple built form, traditional stonewalls and relatively low eaves. It stands comfortably in its moorland landscape setting and adds to the special character of the rural area. 5. The proposal is to erect a detached double garage along part of the frontage of the site to the adjacent track. The new addition would be single storey with a shallow dual pitched roof and external materials to match those of the main building. It would replace an existing single garage at the side of the main building, which would be demolished and removed to allow access to the rear of the appeal property for vehicles and machinery. 6. By introducing a substantial new built form in a prominent position near to the track and noticeably forward of the main building, the proposed development would be a significant and conspicuous feature in the landscape. The relatively open frontage to the site, with a low level stone wall and a front garden and driveway just beyond would be transformed by the introduction of a sizable new building with its substantial flank wall roughly parallel to the track. Appeal Decision APP/E2734/D/18/3197093 2 7. Although existing planting would partly screen and visually soften the proposal on the immediate approach to the site from one direction, it would be evident from the track around the site’s entrance. In these views, the scale and position of the new garage would cause it to noticeably diminish the open rural aspect of the appeal property and to visually dominate, partially obscure and alter the appearance of the main building. As a result, the new garage would be a prominent and intrusive form of development in an area where this should generally be resisted. As there would be limited space to provide meaningful planting along the track frontage within the site, extra landscaping would not satisfactorily mitigate its harmful visual impact. 8. From what I saw, existing built development does not consistently follow a pattern or style and there are examples of buildings close to their particular access. These examples include a large red brick building further along the same track that serves Sourby Lodge, to which the appellant has referred and provided a photograph. Nevertheless, the site remains within an AONB. The presence of the existing building further along the track does not justify further such development given that the fundamental approach is one of restraint. 9. The Council appears to raise no objection to the other elements of the appeal scheme, which include the demolition of the existing garage; relocation of the site’s entrance; repositioning of a wall; new gates; and a longer driveway within the site. I, too, find these parts of the development acceptable in principle and conditions could be imposed to require further details such as their detailed design to ensure that the effect on the character and appearance of the local area was acceptable. However, these components of the proposal are linked with the new garage, which is objectionable for the reasons given. 10. On the main issue, I conclude that the proposed development would cause significant harm to the local area, which is within an AONB. As such, it is contrary to Policies C1, C2, C16 and HD20 of the Harrogate District Local Plan and Policies EQ2 and SG4 of the Council’s Core Strategy. These policies aim to safeguard the rural area generally and designated landscapes in particular. 11. Once complete, the proposed garage would provide safe and secure storage for vehicles, unlike its existing counterpart, which is too narrow to comfortably accommodate a car. I also acknowledge that the siting of the new garage reflects the characteristics of the site and the lack of enough space at the side of the main building for such a building. However, none of these considerations outweigh the significant harm that I have identified. Conclusion 12. For the reasons set out above, I conclude that the appeal should be dismissed. Gary Deane INSPECTOR