Appeal against a refusal of planning permission for roof alterations, a two-storey rear extension and other alterations

Appeal Allowed (Full Planning Permission Granted) on 19 April 2024

Harrogate Planning Appeal

Stonebeck Cottage,
High Street,
North Yorkshire

Council: North Yorkshire Council

It can be tricky to extend older houses, especially where they have an unusual design and a close, and awkward relationship with neighbours.

Applications for these kinds of extensions tend to intimidate case officers, who sometimes find it easier to simply refuse permission than to really work through the scheme to see if there is a way it can be approved.

In this case, the cottage was cramped and really needed renovation and modernisation. The council refused permission for the extensions because of a fear that they would be overbearing on a close neighbour in the village.

The inspector accepted that the proposal did not strictly comply with some of the requirements of Appendix D of Harrogate Borough Council’s House Extensions and Garages Design Guide 2005.

However, he ultimately decided that the site-specific circumstances meant that the extensions would not, in fact, harm the neighbour.

Councils’ published planning guidance is important and useful, but it cannot cover every eventually. It tends to look at ‘standard’ situations and be less useful where there is something unusual about a site or a proposal.

In this case, the appeal process served its purpose – it produced the correct decision after the council had been unreasonable in applying its guidance too rigidly.

If you have had a similar refusal of planning permission, contact our team for some advice.

For more general advice, check out the bestselling book How to Get Planning Permission, written by our founder and CEO, Martin Gaine. 

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