Council to pay costs over Harrogate office block conversion appeal

A developer has been awarded costs after successfully appealing a decision to convert a former Harrogate office block into flats.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the former office block off Clarence Drive known as Simpson House into 12 two-bedroom flats.

It would have seen the ground, first and second floors converted.

However, the authority rejected the plan in May this year on the grounds that the flats would not have enough natural light.

The developer took the decision to the government’s Planning Inspectorate, which deals with planning disputes.

As a result, government planning inspector, N Teasdale, approved the plans after finding “no substantive evidence to demonstrate that the rear of the building would be in near constant shade/stygian gloom”.

The inspector also awarded costs against the council in a decision notice published this month.

Mr Teasdale said:

“It is not unreasonable for the council to raise concerns about the management of the trees through the prior approval process and the impact of the trees on the proposed development which informed its decision given the close proximity of the trees.

“It is also not unreasonable for the council to raise concern regarding the contents of a technical study. However, the council’s officer report fails to provide justification for this particularly taking into account the overall methodology used and findings of the study. 

“No technical critique has been made of the submitted assessment to support their concerns and inaccurate assertions about the proposals impact were therefore made.”

The inspector found that “unreasonable behaviour resulting in unnecessary or wasted expense” was demonstrated and awarded costs against the council.

Read more:

 

Government approves plan to convert Harrogate offices into flats

The government has given approval for a Harrogate office block to be converted into flats.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the the former office block off Clarence Drive known as Simpson Hosue into 12 two-bedroom flats.

It would have seen the ground, first and second floors converted.

However, the authority rejected the plan in May this year on the grounds that the flats would not have enough natural light.

The developer took the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In a decision notice, Mr N Teasdale, planning inspector, said:

“I have no substantive evidence to demonstrate that the rear of the building would be in near constant shade/stygian gloom or that it would prevent solar gain.

“As all habitable rooms tested meet and are in excess of the minimum requirements of the guidelines in relation to daylight and sunlight then it cannot be assumed that future occupiers would complain, apply for tree works or that there would be pressure for removal/pruning.”

Read more:

 

Developer appeals Harrogate office block conversion refusal

A developer has appealed a council decision to refuse a plan to convert Simpson House in Harrogate into flats.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the the former office block off Clarence Drive into 12 two-bedroom flats.

It would have seen the ground, first and second floors converted.

However, the authority rejected the plan in May this year on the grounds that the flats would not have enough natural light.

In a decision notice, the council said that existing trees and hedges at the site which would lead to “large amounts of shade” to the flats during the day.

Now the developer has taken the decision to the government’s Planning Inspectorate, which deals with planning disputes.

In documents submitted to the inspector, the developer argued that the council’s reason for refusal was “not based on any detailed technical evidence”.

It said:

“The local planning authority considers that the proposal would fail to provide adequate daylight within all apartments.

“However, the appellant has provided a detailed assessment following national guidance.

“This demonstrates that appropriate levels of daylight can be provided and as such the proposal is acceptable.”

Read more:

A government planning inspector will make a decision on the appeal at a later date.

The move comes after two previous proposals to change the use of the office block to residential were refused in 2022.

Meanwhile, another application by Artium Group was withdrawn in July 2022 amid concern from the former Harrogate Borough Council officers over the impact on neighbouring trees.

Council rejects Harrogate office block conversion over natural light concern

A plan to convert Simpson House in Harrogate into flats has been refused over natural light concerns.

Bramhope Property and Investments Limited tabled the proposal to North Yorkshire Council to convert the the former office block off Clarence Drive into 12 flats.

Documents submitted to the council outlined plans to create 12 two-bedroom apartments.

It would see the ground, first and second floors converted.

But, council officials have rejected the plan over concerns that those who would live in the flats would not have enough natural light.

In a decision notice, the authority said:

“The existing building abuts mature trees and hedges to the south on an embankment within the conservation area.

“The cumulative effect of the trees, hedges and site topography would provide large amounts of shade to the east, south and west elevation windows of six proposed dwellings during most parts of the day.

“These windows serve habitable rooms including living/dining rooms and bedrooms.

“The trees cannot be managed under this prior notification application, and there are no mitigating factors that would compensate for this significant loss of natural light.”

The move comes after two previous proposals to change the use of the office block to residential were refused in 2022.

Meanwhile, another application by Artium Group was withdrawn in July 2022 amid concern from Harrogate Borough Council officers over the impact on neighbouring trees.

In the latest proposal, developers said the building is already surrounded by residential properties.

It said:

“The ground and first floors of the building have been vacant for several years and the second floor of the building has recently become vacant.

“The building is surrounded by existing residential properties which are previously converted office buildings surrounded by mature trees.”

Read more:

 

Developers lodge fresh plan to convert Harrogate office block into flats

A developer has lodged fresh plans to convert Simpson House in Harrogate into flats.

Bramhope Property and Investments Limited has tabled the proposal to North Yorkshire Council to convert the the former office block off Clarence Drive into 12 flats.

Documents submitted to the council detail plans to create 12 two-bedroom apartments.

It would see the ground, first and second floors converted.

The move comes after two previous proposals to change the use of the office block to residential were refused in 2022.

Meanwhile, another application by Artium Group was withdrawn in July 2022 amid concern from Harrogate Borough Council officers over the impact on neighbouring trees.

However, in the latest proposal, developers have said the building is already surrounded by residential properties.

It said:

“The ground and first floors of the building have been vacant for several years and the second floor of the building has recently become vacant. 

“The building is surrounded by existing residential properties which are previously converted office buildings surrounded by mature trees.”

North Yorkshire Council will make a decision on the plan at a later date.

Read more:

 

Developer withdraws Harrogate office block flats plan

Developers have withdrawn plans to convert Simpson House in Harrogate into flats.

Artium Group had submitted the proposal to Harrogate Borough Council to convert some of the offices off Clarence Drive.

It would have seen seven flats created at the vacant office block.

The developer had also planned to use the current 14 car parking spaces and create storage for seven bicycles.

However, the proposal has now been withdrawn.

Read more:

It comes as a council officer raised concern over the viability of the plan.

Alan Gilleard, the borough council’s arboricultural manager, raised concern that the change of use of the building would impact on neighbouring trees which are protected by a tree preservation order.

In response to the application, he said:

“Change of use to residential is highly problematic in arboricultural terms. I cannot recall the LPA supporting a residential application that includes allowing development into the canopy spread of large, maturing trees. 

“Planning by definition includes forecasting, predicting and foreseeing future conflicts and removing/reducing.

“Where this cannot be achieved can clash with the planning balance such that if the application were approved the challenges for the future outlined accordingly.”

Harrogate Civic Society said in a letter that it agreed with the council officer’s comments.

Plan to convert Harrogate office block into flats

Plans have been lodged to convert a Harrogate office block into seven flats.

Artium Group has submitted the proposal to Harrogate Borough Council to create the flats at Simpson House, off Clarence Drive.

It would see the vacant offices turned into one one-bedroom, five two-bedroom and one three-bedroom flats.

The developer also plans to use the current 14 car parking spaces and create storage for seven bicycles.

In documents submitted to the council, Artium Group said the proposal would help to make efficient use of the building.

It said:

“The conversion of the building is considered to be entirely appropriate give the lack of any viable interest in retaining the existing employment use. 

“The property is in a highly sustainable location and surrounded by existing buildings which have also been converted in recent years. 

“The provision of additional residential units within a highly sustainable location should therefore be welcomed.”

Harrogate Borough Council will make a decision on the proposal at a later date.

Read more: