A CIVIC planning watchdog says the special qualities of the Harrogate area should not be degraded by infilling, backland development, excessive alteration and demolition.

The comments were made by the town's Civic Society in opposing a planning application to create seven apartments at a large detached house on the Duchy Estate, one of the town's most exclusive areas, which is protected by its conservation status.

The society's planning expert, Henry Pankhurst, said the high proportion of buildings and hard surfaces would not fit in with the area.

He also claimed amenity for residents in the proposed block of apartments would be poor because of overlooking between windows, lack of privacy and nuisance generated from a courtyard.

Plans for the property at Kent Road, set back from the roadway behind a semi-circular drive and clipped hedge, have also brought eight objections from residents.

But a supporting design statement for the project says the building would easily be accommodated on the site.

Existing mature planted and landscaped perimeter areas would be maintained, along with extra planting, which would preserve existing privacy and amenity for adjoining owners, according to the report from Harrogate Design Group Ltd.

They added that every possible opportunity has been taken up to preserve neighbour amenity,

Harrogate Borough Council's planning officer Mark Williams will recommend refusal when members meet on Thursday to consider the application.

He said that the net developable area of the site is above a threshold set by council planning policy.

And he claims the scheme's scale, design and intensity would harm the character and appearance of the conservation area, as well as residential amenities of neighbours.