PLANNING inquiry inspector John Bingham, on whose advice housing and planning minister Keith Hill rejected Coppergate Riverside, left those responsible for the scheme in no doubt about his feelings.

In often trenchant language, he criticised the proposed development for being overly-commercial and entirely unacceptable for such a sensitive area. Here are a selection of his comments:

"I consider that the design approach is totally unacceptable in the context of the historic setting of the application site.

The history of York castle precinct is long and eventful, and it is beyond doubt that it presents a heritage asset worthy of protection. That does not necessarily preclude development that would either directly or indirectly affect a listed building, or preserve and enhance the character or appearance of a conservation area.

The design has essentially been driven by commercial considerations. I appreciate the need for any such development to prove viable... however, on a site with such historic associations and heritage value it seems to me that the historic environment should have been the overriding consideration."

The proposed development would unacceptably impinge on the settings of the listed buildings, Clifford's Tower and the Female Prison, while also severely detracting from the character of the Central Historic Core Conservation Area. It is suggested that the proposed development would result in benefits to York. Such benefits would include improvement to York's offer as a shopping destination, increased attraction to visitors, economic and physical regeneration, improved pedestrian links, upgrading of the city's transport system and the creation of employment. I have weighed these benefits against the heritage considerations to find that they are not overriding when seen against the need to protect this site of national importance and international renown.

The roof forms of most buildings are noticeable features.... in the case of the application proposal the importance of the roof is of greater significance as it would be seen from the top of Clifford's Tower. This is a vantage point accessible to the public, and visited by many thousands annually.

The proposed design does not reflect what I consider to be the correct approach to roof design. In my opinion, this motley collection of roof forms, and possibly different finishes, would represent a grossly inappropriate industrial character."

Updated: 11:55 Thursday, September 11, 2003