North Yorkshire Council
Community Development Services
Scarborough and Whitby Area Planning Committee
13th August 2026
26/02820/LB - Demolition of 5 brick boundary wall planters, part demolition of the station yard boundary wall and removal of stone flags at Central Railway Station, Westborough, Scarborough, North Yorkshire YO11 1TN on behalf of North Yorkshire Council
Report of the Head of Development Management –
Community Development Services
1.0 Purpose of the report
1.1 To determine a listed building consent for the demolition of 5 brick boundary wall planters, part demolition of the station yard boundary wall and removal of stone flags at Central Railway Station, Westborough, Scarborough, North Yorkshire YO11 1TN.
1.2 In accordance with the Constitution, the application has been brought to the Scarborough and Whitby Area Planning Committee as the Council is the applicant.
2.0 SUMMARY
2.1 RECOMMENDATION: Listed building consent be GRANTED subject to the conditions listed at the end of this report.
2.2 No harm has been identified to the heritage asset of the Grade II listed Station building for the proposal to remove the stone flags.
2.3 Paragraph 212 of the NPPF requires considerable importance and great weight to be assigned to any harm to the significance of a Listed Building.
2.4 When viewed in isolation, the removal of the 5 brick-built boundary planters and the part demolition of the boundary wall would result in the loss of original historic fabric and amount to harm to the Grade II listed building and its setting. That harm as confirmed by the Building Conservation Officer is considered “less than substantial harm” and Officers agree with the assessment of the Building Conservation Officer.
2.5 At paragraph 213, the NPPF requires that any harm to a designated asset should require clear and convincing justification and Officers consider that this justification has been provided; the overall scheme provides coordinated and coherent visual and environmental improvements and a more pedestrian friendly and accessible space.
2.6 The identified harm is required to be outweighed by public benefits arising from the scheme as stated in paragraph 215 of the NPPF. It is considered that the public benefits of the overall scheme of providing coordinated and coherent visual and environmental improvements and a more pedestrian friendly and accessible space, outweigh the less than substantial harm arising from the proposal.
2.7 The proposal is considered to comply with Local Plan Policy DEC5 and Section 16 of the NPPF.
3.0 PRELIMINARY MATTERS
3.1 Access to the case file on Public Access can be found here.
3.2 This application should be read in conjunction with planning application - 25/03921/RG3, although each application is determined on its merits and relevant material considerations.
4.0 Site and Surroundings
4.1 This application relates to the Scarborough Station forecourt and part of the existing Station car park to the west.
4.2 Scarborough Station is a Grade II listed building dating from 1845, with the retaining wall and railings of the Station along Valley Bridge Road being separately Grade II listed.
4.3 The whole application site lies within the Scarborough Conservation Area.
5.0 Description of Proposal
5.1 The application seeks listed building consent for the demolition of 5 brick boundary wall planters. These planters are located to the front of the Station building, with one of them facing Valley Bridge Road that is attached to the Grade II listed retaining wall and railings associated with the station.
5.2 The proposal also seeks the partial demolition of approximately 3 metres of the station yard boundary wall which is attached to the western end of the Grade II listed station building.
5.3 The removal of stone flags join the western pavilion and recessed link section of the station building, located to the east of the Railwaymen’s Social Club.
6.0 Planning Policy and Guidance
6.1 Section 16 (2) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (the Act) require that, in considering whether to grant listed building consent for any works, the Local Authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Adopted Development Plan
6.2 The Adopted Plan for this site is the Scarborough Borough Local Plan 2011 to 2032 adopted 2017. The relevant Local Plan Policy is Policy DEC5: The Historic and Built Environment.
Emerging Development Plan
6.3 The North Yorkshire Local Plan is the emerging development plan for this site though no weight can be applied in respect of this document at the current time as it is at an early stage of preparation.
Guidance
6.4 National Planning Policy Framework 2025
The Government began a consultation exercise on a new draft of the NPPF. The consultation exercise has now concluded. Whilst draft proposed changes to national policy can be treated as a material consideration, Officers are of the view that given that this is only subject to consultation and represents no change from current policy and no more than negligible weight should be given to the suggested change/ changes.
7.0 Consultation Responses
7.1 Scarborough Town Council – supports the application.
7.2 Building Conservation Officer - supports the application, subject to conditions.
The application site comprises the principal forecourt / station yard to Scarborough Railway Station, a Grade II listed building located at the south-west corner of a prominent crossroads at the junction of Westborough and Valley Bridge Road within the Scarborough Conservation Area.
The demolition of the 1930s planters and section of 1840s station boundary wall will cause harm to the Grade II listed building.
The degree of this harm is ‘less than substantial’. A ’Heritage Impact Justification Report’ has been submitted to provide clear and convincing justification for the proposed scheme. It sets out the justification and benefits of the scheme to outweigh the harm, as required by NPPF paragraph 215.
The designs have been amended to retain the 1840s floor grills attached to the station as a Grade II listed building, which has reduced the level of harm of the initial design proposal to amount to “no harm”.
7.3 Society for the Protection of Ancient Buildings (SPAB) – no response received.
7.4 Ancient Monuments Society - no response received.
7.5 Council for British Archaeology - no response received.
7.6 Georgian Group – no response received.
7.7 Victorian Society - no response received.
8.0 Environmental Impact Assessment
8.1 The development proposed does not fall within Schedule 1 or 2 of the Environmental Impact Assessment Regulations 2017 (as amended). No Environmental Statement is required.
9.0 Main Issues
9.1 In line with the point of law set out at Section 6 of the report, the only consideration for this listed building application is whether the works preserve the Grade II Listed Building of Scarborough Station or its setting or any features of special architectural or historic interest which it possesses.
10.0 Assessment
10.1 Section 16 (2) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (the Act) requires that in deciding applications the local authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
10.2 Local Plan Policy DEC5 (The Historic and Built Environment) states that proposals affecting a designated heritage asset should conserve those elements which contribute to its significance. Harm to such elements will be permitted only where this is outweighed by the public benefits of the proposal.
10.3 Section 16 of the National Planning Policy Framework (NPPF) sets out the Government's national planning policies for dealing with applications which impact heritage assets.
10.4 Paragraph 212 of the NPPF states:
When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.’
10.5 Paragraph 213 of the NPPF states:
Any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification. Substantial harm to or loss of:
(a) grade II listed buildings, or grade II registered parks or gardens, should be exceptional;
(b) assets of the highest significance, notably scheduled monuments, protected wreck sites, registered battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional
10.6 Paragraph 215 of the NPPF states:
Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.
Removal of 5 brick-built boundary planters
10.6 The five 1930s inter-war, curtilage-listed, brick-built planters form the boundary to the station entrance forecourt of Scarborough Railway Station and define the historic extent of the station’s original forecourt entrance yard.
10.7 The return planter to Valley Bridge Road is physically connected to the separately listed Grade II retaining wall and railings associated with the station. Therefore, a judgement has been made that all these features are considered curtilage-listed to the Grade II station.
10.8 The 1930s planters were designed as economical features, characterised by clean, curved lines. The curved form, combined with the use of red brick with moulded capstones and the intended low-level floral planting scheme introduced a softer material palate to the station forecourt. It is likely that the design and form of the planters was more associated with, and complementary to, the adjacent road and footpath improvements which were made at a similar time, rather than to complement the Victorian station building which has a completely different architectural style. Over time, the original planting scheme has been replaced with larger-scale shrubs and bushes, altering the intended visual character of the forecourt. The addition of further street furniture over subsequent decades has obscured the original design intent.
10.9 The planters are proposed to be demolished and replaced by granite planters incorporating integrated timber seating, other sculptural granite seating, and associated landscaping. A new planter, 1.5m high, on the site of boundary wall will have railings to screen the service area to the south.
10.10 The purpose of this proposal reflects similar requirements to the 1930s scheme, to provide a safe, functional, and accessible forecourt to accommodate contemporary pedestrian and vehicular requirements and expectations. The design intent is to improve the appearance of the setting of the station building for visitors, improve visibility and appreciation of the principal station building and a more pedestrian friendly and accessible space, in a more coherent and coordinated manner than the present setting which has simply evolved over the years to meet ever changing demands and requirements.
10.11 It is important to hold in mind that both statute and paragraph 212 of the NPPF requires considerable importance and great weight to be assigned to any harm to the significance of a Listed Building.
10.12 When viewed in isolation, the loss of the planters will amount to harm to the setting of the listed building, due to the loss of historic fabric, albeit mid-20th century. That harm, as confirmed by the Building Conservation Officer is “less than substantial harm” and Officers agree with the assessment of the Building Conservation Officer.
10.13 At paragraph 213, the NPPF requires that any harm to a designated asset should require clear and convincing justification and Officers consider that this justification has been provided; the overall scheme provides coordinated and coherent visual and environmental improvements and a more pedestrian friendly and accessible space.
10.14 The identified harm is required to be outweighed by public benefits arising from the scheme as stated in paragraph 215 of the NPPF.
10.15 It is considered that the public benefits of the overall scheme of providing coordinated and coherent visual and environmental improvements and a more pedestrian friendly and accessible space, outweigh the less than substantial harm arising from the loss of the 5 brick-built boundary planters.
Partial demolition of the station yard boundary wall
10.16 The section of wall is proposed for demolition and replacement with a new granite planter. The removal of this surviving fragment would result in harm to the significance of the designated heritage asset, through the loss of original historic fabric.
10.17 This section of wall, however, represents only a small and fragmentary remnant of a once more extensive boundary treatment which formerly enclosed the station yard to the south and east. The full scheme incorporated entrance gate piers and ornamental railings that were removed in the 1930s. Its architectural interest has been diminished with the loss of the full, ornamented, scheme. It does not match the more substantive section of station retaining wall and railings which remains at the eastern end of the site and separately listed, which is constructed with rock-faced dressed stonework with railings still in situ.
10.18 It is important to hold in mind that both statute and paragraph 212 of the NPPF requires considerable importance and great weight to be assigned to any harm to the significance of a Listed Building.
10.19 When viewed in isolation, the part demolition of the wall would result in the loss of original historic fabric and amount to harm to the Grade II listed building. That harm as confirmed by the Building Conservation Officer is considered “less than substantial harm” and Officers agree with the assessment of the Building Conservation Officer.
10.20 At paragraph 213, the NPPF requires that any harm to a designated asset should require clear and convincing justification and Officers consider that this justification has been provided; the overall scheme provides coordinated and coherent visual and environmental improvements and a more pedestrian friendly and accessible space.
10.21 The identified harm is required to be outweighed by public benefits arising from the scheme as stated in paragraph 215 of the NPPF.
10.22 It is considered that the public benefits of the overall scheme of providing coordinated and coherent visual and environmental improvements and a more pedestrian friendly and accessible space, outweigh the less than substantial harm arising from the proposal.
Removal of stone flags
10.23 The remaining area of historic stone flags and kerbing adjoin the station’s western pavilion and recessed link, to the east of the Railwaymen’s Social Club. It forms part of the 1880s alterations to the station building and its entrance yard. It has historic value for its association with the alteration of the station in the late 19th century.
10.24 This area of stone flags will be removed and replaced with a new paving scheme as part of a coherent wayfinding and accessibility strategy. The historic flags have seen heavy use and subsequent damage over the years, with the cracking, erosion, and loss of the stone flags. Their historic and architectural interest has been diminished with the overall removal of the wider pavement scheme to the station across the 20th century. The extent of the stone flags is limited.
10.25 In this context, the proposed works will cause ‘no harm’ to the significance of the heritage asset of the Grade II listed building, complying with Local Plan DEC5 and the NPPF.
11.0 Planning Balance and Conclusion
11.1 No harm has been identified to the heritage asset of the Grade II listed Station building for the proposal to remove the stone flags.
11.2 Both statute and paragraph 212 of the NPPF requires considerable importance and great weight to be assigned to any harm to the significance of a Listed Building.
11.3 When viewed in isolation, the removal of the 5 brick-built boundary planters and the part demolition of the boundary wall would result in the loss of original historic fabric and amount to harm to the Grade II listed building and its setting. That harm as confirmed by the Building Conservation Officer is considered “less than substantial harm” and Officers agree with the assessment of the Building Conservation Officer.
11.4 At paragraph 213, the NPPF requires that any harm to a designated asset should require clear and convincing justification and Officers consider that this justification has been provided; the overall scheme provides coordinated and coherent visual and environmental improvements and a more pedestrian friendly and accessible space.
11.5 The identified harm is required to be outweighed by public benefits arising from the scheme as stated in paragraph 215 of the NPPF. It is considered that the public benefits of the overall scheme of providing coordinated and coherent visual and environmental improvements and a more pedestrian friendly and accessible space, outweigh the less than substantial harm arising from the proposal.
11.6 The proposal is considered to comply with Local Plan Policy DEC5 and Section 16 of the NPPF.
12.0 RECOMMENDATION
Listed building consent be GRANTED, subject to the following conditions:
1) The works hereby permitted shall be begun on or before three years from the date of this permission.
Reason: To ensure compliance with Section 18 of the Planning (Listed Building and Conservation Area) Act 1990.
2) The development shall be carried out in accordance with the details shown on the following approved plans, unless the Local Planning Authority first approves any variation:
Site Location Plan 24044-APS-XX-XX-DR-A-001-P3 - received 12th June
Proposed Site Plan 24044-APS-XX-XX-DR-A-100-T4 – received 12th June 2026
Reason: For the avoidance of doubt.
3) Prior to commencement of works to the floor grills and stone flagstones, a method statement shall be submitted and approved in writing by the Local Planning Authority and the works undertaken shall accord with the approved method statement.
Reason: To preserve the special interest of the heritage asset, in accordance with Local Plan Policy DEC5.
Target Determination Date: 17th August 2026
Case Officer: Charlotte Cornforth
Email: Charlotte.Cornforth@northyorks.gov.uk