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Planning appeal decision

Dismissed10 June 20213261625

Northgate, Halifax, HX1 1XF

Planning appeal 3261625 at Northgate, Halifax, HX1 1XF (Calderdale Metropolitan Borough Council) was dismissed on 10 June 2021 by Inspector Raygen Z, following a hearing. The main issue, as the Inspector framed it: the effect of the proposal on highway safety.

Demolition of buildings and erection of two drive through coffee shops or restaurants (Use Classes A3/A5) with ancillary retail sales (Use Class A1), car parking, access off Northgate and ancillary works

Authority
Calderdale Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Hearing
Development
retail · Minor retail and services
Inspector
Raygen Z
Postcode
HX1 1XF

Main issues, as the Inspector framed them

  • the effect of the proposal on highway safety
  • the effect of the proposal on the setting of nearby listed buildings (85-105 Northgate, 2-4 North Parade, North Bridge and drinking fountain) and the Town Centre Conservation Area

What decided it

The failure to robustly demonstrate that the proposed access and junction arrangements would not cause harm to highway safety, in conflict with Policy BE5.

the considerable economic and environmental benefits of the scheme were not sufficient to outweigh the harm to highway safety and the resulting conflict with the development plan as a whole

What the Inspector cited

Development plan policies
Policy BE5Policy BE1Policy BE15
National Planning Policy Framework
Paragraph 200

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Calderdale

The authority’s record since 2016 · every decision in 2021

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  5. Allowed12 October 20266009576
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.